5911 N 33rd Ave · Omaha, NE 68111

$164,900

3 bd · 1.0 ba · 1,685 sqft · Other public records · 9 Days on market

Built 1924 5,080 sqft 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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• 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

PRE-INSPECTED, turn key, well maintained home on a quiet street. Hardwoods throughout the main living space and dining area. All the big ticket items have been taken care of: Newer siding, HVAC, windows, paint, and flooring have been updated within the last two years. Lot is a great size for the area and has potential to easily add a garage. The unfinished basement has access to the backyard. Looking for an affordable place to live that has been updated and maintained? This is it!

Key facts

• Covered front porch
• Near schools
• Generous lot

Tags

• COVERED FRONT PORCH
• SPACIOUS BACKYARD
• GENEROUS LOT
• NEAR PARKS
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Other: Living area reported as 1,359 (square feet)
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Off-street parking; No garage listed
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Built in 1924; Not new / not a model
• Construction: Composition roof; Block foundation
• Exterior features: Enclosed porch; Chain link and partial fencing; Level lot up to 1/4 acre

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Laminate flooring in kitchen
• Bedrooms: Master bedroom on 2nd floor; Other bedrooms on main floor
• Flooring: Carpet; Wood flooring in living, dining and secondary bedrooms; Wall-to-wall carpeting noted in master bedroom
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; Enclosed porch (listed under exterior rooms); No fireplaces
• Laundry & utility: No laundry-specific appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $163k (1.1% below list).
• Recommended offer: $163k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,630/mo this rent would consume 46% 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,026 (1.1% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.99% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.4

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $97,869
• Equity at exit: $148,555

10-year hold

• IRR: 23.4%
• Equity multiple: 7.13×
• Total profit: $283,011
• Equity at exit: $320,364

Cash invested: $46,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$865
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $120

Break-even live

Break-even rent $1,478

Max offer price $164,900

Occupancy floor 88%

Sensitivity live

Price	-10% $214	-5% $167	+0% $120	+5% $74	+10% $27
Rent	-10% $-9	-5% $56	+0% $120	+5% $185	+10% $249
Rate	-1.0pp $203	-0.5pp $162	base $120	+0.5pp $77	+1.0pp $34

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	0.30mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.35mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	0.51mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	0.63mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	24d	1	0.70mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	0.75mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	0.78mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	0.84mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	11d	1	0.87mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	0.97mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	15d	1	1.08mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	44d	1	1.10mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	20d	1	1.11mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	1.13mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	2d	1	1.15mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	1.31mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	44d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   price $164,900 Active 9 DOM
2. 2026-06-18
   days on market $174,900 Active 9 DOM
3. 2026-06-17
   days on market $174,900 Active 8 DOM
4. 2026-06-16
   days on market $174,900 Active 7 DOM
5. 2026-06-15
   statusdays on market $174,900 Active 6 DOM
6. 2026-06-13
   days on market $174,900 New 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   statusdays on marketlisting id $174,900 New 1 DOM
9. 2026-06-09
   days on market $174,900 Active 33 DOM
10. 2026-06-08
    days on market $174,900 Active 32 DOM
11. 2026-06-07
    days on market $174,900 Active 31 DOM
12. 2026-06-03
    days on market $174,900 Active 27 DOM
13. 2026-06-03
    days on market $174,900 Active 26 DOM
14. 2026-06-01
    days on market $174,900 Active 25 DOM
15. 2026-06-01
    days on market $174,900 Active 24 DOM
16. 2026-05-07
    listed $174,900 New 688-char remark
17. 2022-11-18
    soldstatus $160,000
18. 2022-11-16
    soldstatus $160,000 Sold 492-char remark

    Show marketing remark (492 chars)

    PRE-INSPECTED, turn key, well maintained home on a quiet street. Hardwoods throughout the main living space and dining area. All the big ticket items have been taken care of: Newer siding, HVAC, windows, paint, and flooring have been updated within the last two years. Lot is a great size for the area and has potential to easily add a garage. The unfinished basement has access to the backyard. Looking for an affordable place to live that has been updated and maintained? This is it!

19. 2022-10-14
    status Pending 492-char remark

    Show marketing remark (492 chars)

    PRE-INSPECTED, turn key, well maintained home on a quiet street. Hardwoods throughout the main living space and dining area. All the big ticket items have been taken care of: Newer siding, HVAC, windows, paint, and flooring have been updated within the last two years. Lot is a great size for the area and has potential to easily add a garage. The unfinished basement has access to the backyard. Looking for an affordable place to live that has been updated and maintained? This is it!

20. 2022-09-16
    listed $170,000 Active - New 492-char remark

    Show marketing remark (492 chars)

    PRE-INSPECTED, turn key, well maintained home on a quiet street. Hardwoods throughout the main living space and dining area. All the big ticket items have been taken care of: Newer siding, HVAC, windows, paint, and flooring have been updated within the last two years. Lot is a great size for the area and has potential to easily add a garage. The unfinished basement has access to the backyard. Looking for an affordable place to live that has been updated and maintained? This is it!

21. 2020-12-30
    soldstatus $140,000 Sold
22. 2020-12-05
    status Pending
23. 2020-11-21
    price $133,000
24. 2020-11-20
    listed $135,000 Active - New
25. 2020-08-31
    soldstatus $74,000

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,853 · $238/mo
• Expected delta: +$42/yr (+$4/mo · 1.5%)

ⓘ 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: $19,563
• − Mortgage interest: −$9,237
• − Property taxes: −$2,811
• − Insurance: −$824
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,797
• Taxable loss: −$1,236
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,739/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

+136.4% since first listed

12 events — show timeline

• 2026-06-09 Listing Removed — GPRMLS
• 2026-06-09 Listed $174,900 GPRMLS
• 2026-05-07 Listed $174,900 GPRMLS
• 2022-11-18 Sold (Public Records) $160,000 Public Records
• 2022-11-16 Sold (MLS) $160,000 GPRMLS
• 2022-10-14 Pending — GPRMLS
• 2022-09-16 Listed $170,000 GPRMLS
• 2020-12-30 Sold (MLS) $140,000 GPRMLS
• 2020-12-05 Pending — GPRMLS
• 2020-11-21 Price Changed $133,000 GPRMLS
• 2020-11-20 Listed $135,000 GPRMLS
• 2020-08-31 Sold (Public Records) $74,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,811 · -1.9% YoY. Source: county tax records.