5337 N 35th St · Omaha, NE 68111

$139,000

2 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 106 Days on market

Built 1920 5,200 sqft lot $108/sqft · 27% below area Est $192k · 27% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Short sale opportunity with strong upside. This 3 bedroom, 2 bathroom home features a timeless all stone exterior and solid curb appeal. The main level offers durable LVP flooring and an updated kitchen with new cabinets and modern touches. A great option for buyers looking to build equity or investors seeking value. Property is being sold as a short sale and is subject to lender approval.

Key facts

• New cabinets
• Stone exterior
• Updated kitchen

Tags

• STONE EXTERIOR
• DURABLE LVP FLOORING
• UPDATED KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Omaha — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#7 in NE, #663 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 41% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $191,594
• List price: $139,000
• Delta: -27.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5302 N 39th Cir	0.35mi	3/2.0 (+1)	1,300 (+1%)	5mo	$120,000	$92	72
3071 Arcadia Ave	0.42mi	3/1.5 (+1)	1,301 (+1%)	4mo	$115,000	$88	71
3468 Fowler Cir	0.43mi	3/1.5 (+1)	1,220 (-6%)	0mo	$225,000	$184	65
5202 N 33 St	0.21mi	3/1.0 (+1)	1,428 (+10%)	6mo	$168,000	$118	61
3302 Larimore Ave	0.41mi	3/2.0 (+1)	1,404 (+9%)	1mo	$137,000	$98	58
6341 N 37th St	0.66mi	3/1.0 (+1)	1,332 (+3%)	2mo	$155,000	$116	55
5611 N 27th St	0.70mi	3/1.5 (+1)	1,248 (-3%)	4mo	$200,000	$160	53
4319 N 32nd St	0.73mi	2/2.0	1,372 (+6%)	6mo	$160,000	$117	49
5208 N 28th Ave	0.55mi	3/1.0 (+1)	1,150 (-11%)	2mo	$130,000	$113	48
5307 N 42nd St	0.56mi	3/1.0 (+1)	1,120 (-13%)	2mo	$177,000	$158	43
6520 N 33 St	0.72mi	3/1.0 (+1)	1,404 (+9%)	4mo	$150,000	$107	41
3167 Curtis Ave	0.58mi	3/1.0 (+1)	1,132 (-12%)	6mo	$130,000	$115	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $86,773
• Equity at exit: $125,222

10-year hold

• IRR: 24.6%
• Equity multiple: 7.37×
• Total profit: $247,811
• Equity at exit: $270,046

Cash invested: $38,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$729
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $168

Break-even live

Break-even rent $1,229

Max offer price $139,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.60mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	2d	1	0.61mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	0.64mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	0.64mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	0.86mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.88mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	23d	1	0.91mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	1d	1	0.96mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	43d	1	0.96mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	0.96mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	1d	1	0.99mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.06mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	10d	1	1.19mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	2d	1	1.22mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	43d	1	1.31mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	43d	1	1.32mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.32mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	2d	1	1.34mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.37mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	1.41mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	23d	1	1.45mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	1.47mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	43d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $139,000 Active 106 DOM
2. 2026-06-17
   days on market $139,000 Active 105 DOM
3. 2026-06-16
   days on market $139,000 Active 104 DOM
4. 2026-06-15
   days on market $139,000 Active 103 DOM
5. 2026-06-13
   days on market $139,000 Active 101 DOM
6. 2026-06-10
   days on market $139,000 Active 98 DOM
7. 2026-06-09
   days on market $139,000 Active 97 DOM
8. 2026-06-08
   days on market $139,000 Active 96 DOM
9. 2026-06-07
   days on market $139,000 Active 95 DOM
10. 2026-06-03
    days on market $139,000 Active 91 DOM
11. 2026-06-03
    days on market $139,000 Active 90 DOM
12. 2026-06-01
    days on market $139,000 Active 89 DOM
13. 2026-06-01
    days on market $139,000 Active 88 DOM
14. 2026-04-02
    price $139,000 392-char remark

    Show marketing remark (392 chars)

    Short sale opportunity with strong upside. This 3 bedroom, 2 bathroom home features a timeless all stone exterior and solid curb appeal. The main level offers durable LVP flooring and an updated kitchen with new cabinets and modern touches. A great option for buyers looking to build equity or investors seeking value. Property is being sold as a short sale and is subject to lender approval.

15. 2026-03-04
    listed $149,000 New 392-char remark

    Show marketing remark (392 chars)

    Short sale opportunity with strong upside. This 3 bedroom, 2 bathroom home features a timeless all stone exterior and solid curb appeal. The main level offers durable LVP flooring and an updated kitchen with new cabinets and modern touches. A great option for buyers looking to build equity or investors seeking value. Property is being sold as a short sale and is subject to lender approval.

16. 2026-02-01
    historical
17. 2025-12-08
    price $159,900
18. 2025-10-31
    listed $164,900 New
19. 2024-10-31
    soldstatus $160,000
20. 2024-10-08
    soldstatus $160,000 Sold
21. 2024-09-09
    status Pending
22. 2024-08-30
    listed $165,000 New
23. 2020-10-16
    historical
24. 2020-09-11
    listed $118,000 Active - New
25. 2019-11-05
    soldstatus $99,000
26. 2019-11-01
    soldstatus $99,000 Sold
27. 2019-09-23
    status Pending
28. 2019-09-03
    status Back On Market
29. 2019-08-12
    status Pending
30. 2019-08-05
    listed $99,000 Active - New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $2,205 · $184/mo
• Projected year-2 tax: $2,405 · $200/mo
• Expected delta: +$199/yr (+$17/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,301
• − Mortgage interest: −$7,786
• − Property taxes: −$2,205
• − Insurance: −$695
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,044
• Taxable loss: −$197
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $2,068/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 of 111 in NE

Livability — Omaha

• Score: 84/100
• State rank: #7
• US rank: #663

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment B- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, NE
• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 625,245 people
• By 2030: 661,613 · +5.8%
• By 2040: 732,395 · +17.1%
• By 2050: 801,988 · +28.3%
• By 2075: 968,637 · +54.9%
• By 2100: 1,101,871 · +76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: D (+10.2) · D 54.4% · R 44.2% · Other 1.4%
• 2008→2024 swing: +5.5pp toward D · 2008: 4.6pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.3 2016: D+1.4 2012: R+4.3 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• Metro: Omaha-Council Bluffs, NE-IA
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+40.4% since first listed

17 events — show timeline

• 2026-04-02 Price Changed $139,000 GPRMLS
• 2026-03-04 Listed $149,000 GPRMLS
• 2026-02-01 Listing Removed — GPRMLS
• 2025-12-08 Price Changed $159,900 GPRMLS
• 2025-10-31 Listed $164,900 GPRMLS
• 2024-10-31 Sold (Public Records) $160,000 Public Records
• 2024-10-08 Sold (MLS) $160,000 GPRMLS
• 2024-09-09 Pending — GPRMLS
• 2024-08-30 Listed $165,000 GPRMLS
• 2020-10-16 Listing Removed — GPRMLS
• 2020-09-11 Listed $118,000 GPRMLS
• 2019-11-05 Sold (Public Records) $99,000 Public Records
• 2019-11-01 Sold (MLS) $99,000 GPRMLS
• 2019-09-23 Pending — GPRMLS
• 2019-09-03 Relisted — GPRMLS
• 2019-08-12 Pending — GPRMLS
• 2019-08-05 Listed $99,000 GPRMLS

Property tax history

+15.2%/yr

Latest (2025): $2,205 · +0.4% YoY. Source: county tax records.