5511-5509-5505 N 30th St · Omaha, NE 68111

$350,000

4 bd · 4.0 ba · — sqft · MultiFamily · 48 Days on market

Built 1929 Fair condition 7,000 sqft lot ↓ 11% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Turnkey investment property offering immediate cash flow. This all-brick building features four 1-bedroom, 1-bath residential units, all currently rented, providing stable income from day one. The property is connected to a remodeled commercial space that includes a full bathroom and basement, offering additional income potential of flexibility for a variety of business uses. Located directly across the street from Metro Community College, this property benefits from strong rental demand and a convenient location. A rare opportunity to own a mixed-use property.

Key facts

• All brick building
• Full bathroom
• Mixed-use property

Tags

• TURNKEY INVESTMENT PROPERTY
• ALL BRICK BUILDING
• REMODELED COMMERCIAL SPACE
• FULL BATHROOM
• ADDITIONAL INCOME POTENTIAL
• MIXED-USE PROPERTY

Property features AI

Exterior

• Parking: 4 parking spaces (no garage)
• Utilities: Public water
• Home design: Residential income, multi-family property; Number of units: 4
• Construction: Brick construction; Built in 1929; Block foundation; Flat roof
• Exterior features: Corner lot; Lot about 1/6 acre (50 x 140); Lot included in price

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 4 bathrooms (all full)
• Heating & cooling: Electric forced-air heating
• Interior features: Oven; Refrigerator; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Central Park Elementary School (math 12% / reading 17%, grade F, #484 of 502 statewide, top 97%, 359 students, 0% FRL); Nathan Hale Magnet Middle School (math 13% / reading 18%, grade F, #125 of 128 statewide, top 98%, 620 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• At $4,574/mo this rent would consume 130% 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 $37k of equity ($2k loan paydown + $35k 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 $98k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $204,145
• List price: $350,000
• Delta: 71.45%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5818 N 24th St	0.51mi	4/2.0	2,442	4mo	$207,000	$85	53
5805 North 24th St	0.53mi	4/1.0	2,004	8mo	$180,000	$90	44
2420 - 2422 Himebaugh Ave	0.46mi	4/2.0	1,628	22mo	$190,000	$117	40

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: 35.2%
• Equity multiple: 3.73×
• Total profit: $267,793
• Equity at exit: $315,308

10-year hold

• IRR: 30.4%
• Equity multiple: 8.46×
• Total profit: $730,985
• Equity at exit: $679,973

Cash invested: $98,000 (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: 25.5×

Monthly cashflow live

• Estimated rent: $4,574 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$961
• Net cashflow: $1,195

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,437	-5% $1,316	+0% $1,195	+5% $1,074	+10% $953
Rent	-10% $833	-5% $1,014	+0% $1,195	+5% $1,375	+10% $1,556
Rate	-1.0pp $1,371	-0.5pp $1,284	base $1,195	+0.5pp $1,104	+1.0pp $1,012

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,572
Total (4 units)			$4,574

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.33mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	0.40mi
3188 Stone Ave Omaha, NE	4.0	2.0	2285	$2,050	$0.90	44d	1	0.42mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	24d	1	0.46mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	15d	1	0.67mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	2d	1	0.88mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	0.88mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	44d	1	0.88mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	44d	1	1.02mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	1.02mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	1.11mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	1.15mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	44d	1	1.15mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	1.17mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	11d	1	1.23mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	1.24mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.29mi
4461 Redman Ave Unit 4465 Omaha, NE	3.0	1.0	—	$950	—	12d	1	1.30mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	22d	1	1.35mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	2d	1	1.40mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	19d	1	1.45mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $350,000 Active 48 DOM
2. 2026-06-17
   days on market $350,000 Active 47 DOM
3. 2026-06-16
   days on market $350,000 Active 46 DOM
4. 2026-06-15
   days on market $350,000 Active 45 DOM
5. 2026-06-13
   days on market $350,000 Active 43 DOM
6. 2026-06-10
   days on market $350,000 Active 40 DOM
7. 2026-06-09
   days on market $350,000 Active 39 DOM
8. 2026-06-08
   days on market $350,000 Active 38 DOM
9. 2026-06-07
   days on market $350,000 Active 37 DOM
10. 2026-06-03
    days on market $350,000 Active 33 DOM
11. 2026-06-03
    days on market $350,000 Active 32 DOM
12. 2026-06-01
    days on market $350,000 Active 31 DOM
13. 2026-06-01
    days on market $350,000 Active 30 DOM
14. 2026-05-01
    listed $350,000 New 567-char remark
15. 2026-05-01
    historical
16. 2026-04-28
    price $385,000
17. 2026-03-10
    listed $395,000 New

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,888
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,391
• − Management: −$4,391
• − Depreciation: −$10,182
• Taxable income: $9,319
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $12,100/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mixed-use property requires significant exterior repairs and maintenance, but presents a rare opportunity for a turnkey investment with strong rental demand.

Repairs flagged

• Major exterior paint — Significant peeling and wear
• Major roof inspection — No visible damage, but the roof appears aged
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear
• Major exterior paint — Significant peeling and wear

Value-add opportunities

• Both exterior paint — Fresh paint would improve curb appeal and rental value
• Both roof inspection — A new roof would improve the property's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Significant peeling and wear	Major	$15,000–50,000
roof inspection · No visible damage, but the roof appears aged	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
exterior paint · Significant peeling and wear	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both exterior paint — Fresh paint would improve curb appeal and rental value ↑
• Both roof inspection — A new roof would improve the property's value and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.4% since first listed

4 events — show timeline

• 2026-05-01 Listing Removed — GPRMLS
• 2026-05-01 Listed $350,000 GPRMLS
• 2026-04-28 Price Changed $385,000 GPRMLS
• 2026-03-10 Listed $395,000 GPRMLS