3440 Curtis Ave · Omaha, NE 68111

$199,900

3 bd · 2.5 ba · 1,960 sqft · Other public records · 28 Days on market

Built 1900 0.25 ac lot

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Why this score? — see what drove the C- 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 +14.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Very attractive home on a corner lot. Large rooms and a huge yard for kids and pets. Two car garage which offers a flat exterior concrete roof for extra entertainment options.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces
• Utilities: Public water and public sewer; Electricity and natural gas available; Cable available
• Home design: Two-story single-family residence; Not new / not a model; Facing direction not specified
• Construction: Vinyl siding frame construction; Composition roof; Block foundation; Built in 1900
• Exterior features: Porch, patio, and enclosed patio; Separate entrance; Chain link fencing; Corner city lot with curb, gutter and public sidewalk

Interior

• Kitchen: Kitchen on the main floor with luxury vinyl plank flooring
• Bedrooms: Master bedroom on 2nd floor with wall-to-wall carpeting; Two additional bedrooms on 2nd floor with wall-to-wall carpeting
• Flooring: Wood flooring in living and dining areas; Luxury vinyl plank in kitchen; Carpet in bedrooms
• Bathrooms: Three bathrooms total: one full, one three-quarter, and one half; At least one bathroom on the main level and one below grade
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished walk-out basement; No fireplaces; Wood and luxury vinyl plank flooring with carpet in some bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $28 ($330/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (9.7% below list).
• Recommended offer: $180k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Belvedere Elementary School (math 2% / reading 12%, grade F, #497 of 502 statewide, top 99%, 366 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 14 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).
• At $1,805/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,497 (9.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $111,061
• Equity at exit: $180,086

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $326,573
• Equity at exit: $388,362

Cash invested: $55,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $28

Break-even live

Break-even rent $1,770

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $141	-5% $84	+0% $28	+5% $-29	+10% $-86
Rent	-10% $-115	-5% $-44	+0% $28	+5% $99	+10% $170
Rate	-1.0pp $128	-0.5pp $78	base $28	+0.5pp $-24	+1.0pp $-77

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	0.27mi
3188 Stone Ave Omaha, NE	4.0	2.0	2285	$2,050	$0.90	44d	1	0.30mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	0.48mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	11d	1	0.63mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	0.73mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	44d	1	0.88mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	19d	1	0.90mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	24d	1	0.94mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	2d	1	1.02mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.05mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	1.06mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	1.16mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	1.23mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	15d	1	1.37mi

Listing history 35 events

1. 2026-06-18
   days on market $199,900 Active 28 DOM
2. 2026-06-17
   days on market $199,900 Active 27 DOM
3. 2026-06-16
   days on market $199,900 Active 26 DOM
4. 2026-06-15
   days on market $199,900 Active 25 DOM
5. 2026-06-13
   days on market $199,900 Active 23 DOM
6. 2026-06-10
   days on market $199,900 Active 20 DOM
7. 2026-06-09
   days on market $199,900 Active 19 DOM
8. 2026-06-08
   days on market $199,900 Active 18 DOM
9. 2026-06-07
   days on market $199,900 Active 17 DOM
10. 2026-06-03
    days on market $199,900 Active 13 DOM
11. 2026-06-03
    days on market $199,900 Active 12 DOM
12. 2026-06-01
    days on market $199,900 Active 11 DOM
13. 2026-06-01
    days on market $199,900 Active 10 DOM
14. 2026-05-18
    listed $199,900 New
15. 2026-03-17
    historical
16. 2026-01-27
    price $235,000
17. 2025-12-29
    price $215,000
18. 2025-12-08
    listed $225,000 New
19. 2025-12-07
    historical
20. 2025-11-24
    price $219,000
21. 2025-10-28
    price $225,000
22. 2025-10-13
    price $235,000
23. 2025-09-29
    listed $245,000 New
24. 2022-09-26
    soldstatus $230,000
25. 2022-09-23
    soldstatus $230,000 Sold
26. 2022-08-19
    status Pending
27. 2022-07-29
    listed $230,000 Active - New
28. 2020-12-31
    soldstatus $190,000
29. 2020-12-28
    soldstatus $190,000 Sold
30. 2020-11-18
    status Pending
31. 2020-11-12
    listed $185,000 Active - New
32. 2018-07-25
    soldstatus $130,000
33. 2018-07-22
    soldstatus $130,000 Sold
34. 2018-06-18
    status Pending
35. 2018-06-15
    listed $139,900 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: $3,202 · $267/mo
• Projected year-2 tax: $3,458 · $288/mo
• Expected delta: +$256/yr (+$21/mo · 8.0%)

ⓘ 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 · 14 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: $21,660
• − Mortgage interest: −$11,198
• − Property taxes: −$3,202
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,815
• Taxable loss: −$3,020
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $1,055/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

+42.9% since first listed

22 events — show timeline

• 2026-05-18 Listed $199,900 GPRMLS
• 2026-03-17 Listing Removed — GPRMLS
• 2026-01-27 Price Changed $235,000 GPRMLS
• 2025-12-29 Price Changed $215,000 GPRMLS
• 2025-12-08 Listed $225,000 GPRMLS
• 2025-12-07 Listing Removed — GPRMLS
• 2025-11-24 Price Changed $219,000 GPRMLS
• 2025-10-28 Price Changed $225,000 GPRMLS
• 2025-10-13 Price Changed $235,000 GPRMLS
• 2025-09-29 Listed $245,000 GPRMLS
• 2022-09-26 Sold (Public Records) $230,000 Public Records
• 2022-09-23 Sold (MLS) $230,000 GPRMLS
• 2022-08-19 Pending — GPRMLS
• 2022-07-29 Listed $230,000 GPRMLS
• 2020-12-31 Sold (Public Records) $190,000 Public Records
• 2020-12-28 Sold (MLS) $190,000 GPRMLS
• 2020-11-18 Pending — GPRMLS
• 2020-11-12 Listed $185,000 GPRMLS
• 2018-07-25 Sold (Public Records) $130,000 Public Records
• 2018-07-22 Sold (MLS) $130,000 GPRMLS
• 2018-06-18 Pending — GPRMLS
• 2018-06-15 Listed $139,900 GPRMLS

Property tax history

+8.9%/yr

Latest (2025): $3,202 · +1.5% YoY. Source: county tax records.