3949 N 36 Ave · Omaha, NE 68111

$125,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 34 Days on market

Built 1916 5,358 sqft lot $124/sqft · 6% above area Est $126k · at est. ↓ 3% since listing

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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 +18.1/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +5.7/10.0
• 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

Great "turn-key" property near North High School. The updates include ... new roof, new gutters, new siding, new electrical, new plumbing, new furnace, new drywall, paint, carpet, hard flooring, cabinets, appliances, fixtures, new windows throughout, new hookups for washer/dryer. Partially fenced and parking in the rear of the home. These valuable updates and comfortable space create an excellent rental property! Tenant occupied. Lease ends 2/1/24.

Key facts

• Functional workspace
• Unfinished basement
• Usable outdoor space

Tags

• FUNCTIONAL WORKSPACE
• SEPARATE FULL BATHROOM
• UNFINISHED BASEMENT
• FULLY FENCED BACKYARD
• USABLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Built in 1916; One story (main floor living); Not new / not a model
• Construction: Block foundation
• Exterior features: Partial fencing; Lot approximately 0.12 acre (dimensions 134 x 40)

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom on main floor; Second bedroom on main floor
• Bathrooms: One bathroom on the main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; Refrigerator included; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Skinner Magnet Center (math 2% / reading 8%, grade F, #500 of 502 statewide, top 100%, 435 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; 33 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).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.34%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (median comp): $126,500
• List price: $125,000
• Delta: -1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3708 N 36th Ave	0.21mi	2/1.0	912 (-10%)	1mo	$130,000	$143	74
3926 N 39th St	0.22mi	2/1.0	912 (-10%)	3mo	$78,500	$86	71
4331 N 41st St	0.44mi	3/1.0 (+1)	1,024 (+2%)	2mo	$163,000	$159	70
3724 N 41st St	0.44mi	3/1.5 (+1)	1,012 (+0%)	3mo	$130,000	$128	69
3959 N 40th St	0.26mi	2/1.0	870 (-14%)	0mo	$108,000	$124	65
3735 N 40 Ave	0.35mi	3/1.0 (+1)	1,092 (+8%)	2mo	$160,000	$147	63
3342 N 41 St	0.56mi	2/1.0	1,082 (+7%)	1mo	$145,000	$134	61
5005 N 41 St	0.70mi	2/1.0	992 (-2%)	6mo	$65,000	$66	59
4051 Pratt St	0.42mi	3/1.0 (+1)	896 (-11%)	2mo	$151,000	$169	56
4219 Meredith Ave	0.60mi	2/1.5	1,095 (+9%)	1mo	$150,000	$137	55
4121 N 44th St	0.57mi	2/1.0	920 (-9%)	6mo	$140,000	$152	53
4204 Bedford Ave	0.66mi	2/1.0	874 (-13%)	2mo	$140,000	$160	46

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $75,392
• Equity at exit: $112,610

10-year hold

• IRR: 23.8%
• Equity multiple: 7.21×
• Total profit: $217,221
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$656
• Tax from tax record: −$207 /mo · $2,478/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $110

Break-even live

Break-even rent $1,157

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	0.50mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.51mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	0.52mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	0.57mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	23d	1	0.63mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.80mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.81mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.98mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	0.98mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	0.98mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	0.98mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.99mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.99mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.08mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	1.08mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	1.08mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.09mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	43d	1	1.14mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.14mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.16mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	43d	1	1.18mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	1.26mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	1.28mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	1.31mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	3d	1	1.33mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	21d	1	1.34mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.36mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	43d	1	1.37mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	1.37mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	1.41mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	43d	1	1.41mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	14d	1	1.45mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	1.49mi

Listing history 20 events

1. 2026-06-17
   status $125,000 Pending 34 DOM
2. 2026-06-16
   days on market $125,000 Active 34 DOM
3. 2026-06-15
   days on market $125,000 Active 33 DOM
4. 2026-06-13
   days on market $125,000 Active 31 DOM
5. 2026-06-10
   days on market $125,000 Active 28 DOM
6. 2026-06-09
   days on market $125,000 Active 27 DOM
7. 2026-06-08
   days on market $125,000 Active 26 DOM
8. 2026-06-07
   days on market $125,000 Active 25 DOM
9. 2026-06-03
   days on market $125,000 Active 21 DOM
10. 2026-06-03
    days on market $125,000 Active 20 DOM
11. 2026-06-01
    days on market $125,000 Active 19 DOM
12. 2026-06-01
    days on market $125,000 Active 18 DOM
13. 2026-05-13
    historical
14. 2026-05-11
    listed $125,000 New 446-char remark
15. 2026-02-19
    listed $135,000 New
16. 2023-05-11
    soldstatus $115,000 Sold

    Show marketing remark (462 chars)

    Great "turn-key" property near North High School. The updates include ... new roof, new gutters, new siding, new electrical, new plumbing, new furnace, new drywall, paint, carpet, hard flooring, cabinets, appliances, fixtures, new windows throughout, new hookups for washer/dryer. Partially fenced and parking in the rear of the home. These valuable updates and comfortable space create an excellent rental property! Tenant occupied. Lease ends 2/1/24.

17. 2023-04-13
    status Pending

    Show marketing remark (462 chars)

    Great "turn-key" property near North High School. The updates include ... new roof, new gutters, new siding, new electrical, new plumbing, new furnace, new drywall, paint, carpet, hard flooring, cabinets, appliances, fixtures, new windows throughout, new hookups for washer/dryer. Partially fenced and parking in the rear of the home. These valuable updates and comfortable space create an excellent rental property! Tenant occupied. Lease ends 2/1/24.

18. 2023-03-28
    listed $120,000 New

    Show marketing remark (462 chars)

    Great "turn-key" property near North High School. The updates include ... new roof, new gutters, new siding, new electrical, new plumbing, new furnace, new drywall, paint, carpet, hard flooring, cabinets, appliances, fixtures, new windows throughout, new hookups for washer/dryer. Partially fenced and parking in the rear of the home. These valuable updates and comfortable space create an excellent rental property! Tenant occupied. Lease ends 2/1/24.

19. 2023-03-28
    historical

    Show marketing remark (462 chars)

    Great "turn-key" property near North High School. The updates include ... new roof, new gutters, new siding, new electrical, new plumbing, new furnace, new drywall, paint, carpet, hard flooring, cabinets, appliances, fixtures, new windows throughout, new hookups for washer/dryer. Partially fenced and parking in the rear of the home. These valuable updates and comfortable space create an excellent rental property! Tenant occupied. Lease ends 2/1/24.

20. 2023-02-03
    listed $129,000 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: $2,478 · $207/mo
• Projected year-2 tax: $2,478 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 65% 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: $15,549
• − Mortgage interest: −$7,002
• − Property taxes: −$2,478
• − Insurance: −$625
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$3,636
• Taxable loss: −$680
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,478/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

-3.1% since first listed

9 events — show timeline

• 2026-06-16 Pending — GPRMLS
• 2026-05-13 Listing Removed — GPRMLS
• 2026-05-11 Listed $125,000 GPRMLS
• 2026-02-19 Listed $135,000 GPRMLS
• 2023-05-11 Sold (MLS) $115,000 GPRMLS
• 2023-04-13 Pending — GPRMLS
• 2023-03-28 Listing Removed — GPRMLS
• 2023-03-28 Listed $120,000 GPRMLS
• 2023-02-03 Listed $129,000 GPRMLS

Property tax history

+17.2%/yr

Latest (2025): $2,478 · -6.8% YoY. Source: county tax records.