4283 Wirt St · Omaha, NE 68111-0000

$134,950

4 bd · 2.0 ba · 1,712 sqft · Other public records · 89 Days on market

Built 1925 5,400 sqft lot $79/sqft · 20% below area Est $184k · 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This is the perfect first home or investment property for those looking for some easy sweat equity! You will love the hardwood floors throughout the home and under the existing carpet. Cozy living room with fireplace and lots of large windows to let in the natural sunlight. Formal dining room, updated eat-in kitchen and modern bathroom. The 3rd floor loft is perfect for an office, playroom, or storage. Unfinished basement with endless opportunities. Impressive lot with fence and detached garage. Welcome Home!

Key facts

• Large windows
• Formal dining room
• Modern bathroom

Tags

• HARDWOOD FLOORS
• LIVING ROOM WITH FIREPLACE
• LARGE WINDOWS
• FORMAL DINING ROOM
• UPDATED EAT-IN KITCHEN
• MODERN BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 2 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($934 loan paydown + $4k appreciation (3.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.24% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $184,124
• List price: $134,950
• Delta: -26.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.12×
• Total profit: $42,415
• Equity at exit: $60,679

10-year hold

• IRR: 20.9%
• Equity multiple: 4.03×
• Total profit: $114,393
• Equity at exit: $93,514

Cash invested: $37,786 (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 68111-0000

• Active inventory: 2
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$708
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $411

Break-even live

Break-even rent $1,157

Max offer price $134,950

Occupancy floor 71%

Sensitivity live

Price	-10% $487	-5% $449	+0% $411	+5% $372	+10% $334
Rent	-10% $278	-5% $344	+0% $411	+5% $477	+10% $543
Rate	-1.0pp $478	-0.5pp $445	base $411	+0.5pp $376	+1.0pp $340

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: $33,738
• Closing costs: $4,048
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	44d	1	0.05mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	44d	1	0.41mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	24d	1	0.41mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	0.44mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	0.45mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	24d	1	0.54mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.64mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	44d	1	0.65mi
4542 Franklin St Unit Labs Omaha, NE	5.0	2.5	2000	$1,900	$0.95	44d	1	0.76mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	1.08mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	11d	1	1.11mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	1.13mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	15d	1	1.13mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	44d	1	1.16mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	3d	1	1.21mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	24d	1	1.33mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	3d	1	1.33mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	44d	1	1.33mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	44d	1	1.38mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	1.39mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	3d	1	1.42mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	24d	1	1.42mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	44d	1	1.43mi
5004 Webster St Omaha, NE	4.0	3.0	2156	$2,500	$1.16	44d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $134,950 Active 89 DOM
2. 2026-06-17
   days on market $134,950 Active 88 DOM
3. 2026-06-16
   days on market $134,950 Active 87 DOM
4. 2026-06-15
   days on market $134,950 Active 86 DOM
5. 2026-06-13
   days on market $134,950 Active 84 DOM
6. 2026-06-10
   days on market $134,950 Active 81 DOM
7. 2026-06-09
   days on market $134,950 Active 80 DOM
8. 2026-06-08
   days on market $134,950 Active 79 DOM
9. 2026-06-07
   days on market $134,950 Active 78 DOM
10. 2026-06-03
    days on market $134,950 Active 74 DOM
11. 2026-06-03
    days on market $134,950 Active 73 DOM
12. 2026-06-01
    days on market $134,950 Active 72 DOM
13. 2026-06-01
    days on market $134,950 Active 71 DOM
14. 2026-04-22
    price $144,950 514-char remark

    Show marketing remark (514 chars)

    This is the perfect first home or investment property for those looking for some easy sweat equity! You will love the hardwood floors throughout the home and under the existing carpet. Cozy living room with fireplace and lots of large windows to let in the natural sunlight. Formal dining room, updated eat-in kitchen and modern bathroom. The 3rd floor loft is perfect for an office, playroom, or storage. Unfinished basement with endless opportunities. Impressive lot with fence and detached garage. Welcome Home!

15. 2026-03-20
    listed $159,900 New 514-char remark

    Show marketing remark (514 chars)

    This is the perfect first home or investment property for those looking for some easy sweat equity! You will love the hardwood floors throughout the home and under the existing carpet. Cozy living room with fireplace and lots of large windows to let in the natural sunlight. Formal dining room, updated eat-in kitchen and modern bathroom. The 3rd floor loft is perfect for an office, playroom, or storage. Unfinished basement with endless opportunities. Impressive lot with fence and detached garage. Welcome Home!

16. 2024-04-23
    historical
17. 2024-04-12
    status Back On Market
18. 2024-03-18
    status Pending
19. 2024-01-29
    price $179,000
20. 2024-01-10
    listed $185,000 New
21. 2023-12-21
    historical
22. 2023-10-18
    price $184,999
23. 2023-09-29
    price $189,900
24. 2023-08-08
    listed $195,000 New
25. 2023-04-14
    soldstatus $1,375,000
26. 2021-06-05
    historical
27. 2020-12-03
    listed $110,000 Active - New
28. 2020-06-20
    historical
29. 2020-03-28
    price $70,000
30. 2020-01-17
    listed $67,000 Active - New
31. 2020-01-04
    historical
32. 2019-07-03
    listed $70,000 Active - New
33. 2019-07-01
    historical
34. 2019-03-31
    price $70,000
35. 2018-12-30
    listed $65,000 Active - New
36. 2018-12-05
    historical
37. 2018-07-04
    listed $65,000 Active - New
38. 2018-06-07
    historical
39. 2017-12-06
    listed $65,000 Active - New
40. 2015-04-01
    historical
41. 2014-10-08
    listed $49,500 Active
42. 2014-08-18
    historical
43. 2014-02-17
    listed $59,000
44. 2008-05-16
    soldstatus $23,260
45. 2008-03-27
    historical
46. 2007-11-30
    listed $33,800
47. 2003-10-09
    soldstatus $60,000
48. 2003-09-30
    soldstatus $60,000
49. 2003-08-26
    historical
50. 2003-07-08
    listed $62,000

ⓘ 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: $1,798 · $150/mo
• Projected year-2 tax: $2,335 · $195/mo
• Expected delta: +$537/yr (+$45/mo · 29.9%)

ⓘ 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 ≥104°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: $20,115
• − Mortgage interest: −$7,559
• − Property taxes: −$1,798
• − Insurance: −$675
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$3,926
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $4,221/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+133.8% since first listed

37 events — show timeline

• 2026-04-22 Price Changed $144,950 GPRMLS
• 2026-03-20 Listed $159,900 GPRMLS
• 2024-04-23 Listing Removed — GPRMLS
• 2024-04-12 Relisted — GPRMLS
• 2024-03-18 Pending — GPRMLS
• 2024-01-29 Price Changed $179,000 GPRMLS
• 2024-01-10 Listed $185,000 GPRMLS
• 2023-12-21 Listing Removed — GPRMLS
• 2023-10-18 Price Changed $184,999 GPRMLS
• 2023-09-29 Price Changed $189,900 GPRMLS
• 2023-08-08 Listed $195,000 GPRMLS
• 2023-04-14 Sold (Public Records) $1,375,000 Public Records
• 2021-06-05 Listing Removed — GPRMLS
• 2020-12-03 Listed $110,000 GPRMLS
• 2020-06-20 Listing Removed — GPRMLS
• 2020-03-28 Price Changed $70,000 GPRMLS
• 2020-01-17 Listed $67,000 GPRMLS
• 2020-01-04 Listing Removed — GPRMLS
• 2019-07-03 Listed $70,000 GPRMLS
• 2019-07-01 Listing Removed — GPRMLS
• 2019-03-31 Price Changed $70,000 GPRMLS
• 2018-12-30 Listed $65,000 GPRMLS
• 2018-12-05 Listing Removed — GPRMLS
• 2018-07-04 Listed $65,000 GPRMLS
• 2018-06-07 Listing Removed — GPRMLS
• 2017-12-06 Listed $65,000 GPRMLS
• 2015-04-01 Listing Removed — GPRMLS
• 2014-10-08 Listed $49,500 GPRMLS
• 2014-08-18 Listing Removed — GPRMLS
• 2014-02-17 Listed $59,000 GPRMLS
• 2008-05-16 Sold (MLS) $23,260 GPRMLS
• 2008-03-27 Listing Removed — GPRMLS
• 2007-11-30 Listed $33,800 GPRMLS
• 2003-10-09 Sold (Public Records) $60,000 Public Records
• 2003-09-30 Sold (MLS) $60,000 GPRMLS
• 2003-08-26 Listing Removed — GPRMLS
• 2003-07-08 Listed $62,000 GPRMLS

Property tax history

+3.4%/yr

Latest (2025): $1,798 · +1.9% YoY. Source: county tax records.