5310 N 45th St · Omaha, NE 68104

$140,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 11 Days on market

Built 1955 6,970 sqft lot $142/sqft · at area comps Est $134k · at est.

---

Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +5.6/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great floor plan with spacious eat-in kitchen with an abundance of cabinets. Huge lower level with walk-out is waiting to be finished for hundreds of additional FSF. Nice level yard with mature trees. Priced $47,300 below assessed value. Needs TLC, but priced accordingly. This is a lot of house for the money. sold AS-is.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1955; One-story
• Construction: Block foundation
• Exterior features: Patio; Chain link fencing; Lot approximately 0.16 acre (dimensions 68 x 107)

Interior

• Bedrooms: Main floor master bedroom; Main floor second bedroom; Main floor third bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Walk-out basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $53 ($632/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 $133k (5.3% below list).
• Recommended offer: $133k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+2.4%/yr); 181 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,512 (5.3% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $134,256
• List price: $140,000
• Delta: 4.28%
• 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
4552 Ogden Ave	0.12mi	3/1.0	975 (-1%)	2mo	$100,500	$103	91
5401 N 45th Ave N	0.03mi	3/1.0	912 (-7%)	2mo	$128,500	$141	84
5324 N 46th St	0.10mi	4/1.0 (+1)	1,008 (+2%)	3mo	$110,000	$109	84
4609 Fowler Ave	0.42mi	3/1.0	979 (-0%)	3mo	$163,000	$166	77
4511 Laurel Ave	0.33mi	3/1.0	912 (-7%)	1mo	$170,000	$186	71
4215 Camden Ave	0.27mi	2/1.5 (-1)	1,050 (+7%)	1mo	$115,000	$110	68
5307 N 42nd St	0.31mi	3/1.0	1,120 (+14%)	2mo	$177,000	$158	61
4331 N 41st St	0.69mi	3/1.0	1,024 (+4%)	2mo	$163,000	$159	59
4026 Camden Ave	0.42mi	3/1.0	1,094 (+11%)	4mo	$152,500	$139	59
6320 N 42nd St	0.69mi	3/1.0	936 (-5%)	2mo	$195,000	$208	58
4237 Curtis Ave	0.61mi	3/1.0	864 (-12%)	2mo	$134,900	$156	50
4219 Meredith Ave	0.54mi	2/1.5 (-1)	1,095 (+11%)	1mo	$150,000	$137	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-20,154
• Equity at exit: $20,874

10-year hold

• IRR: -6.8%
• Equity multiple: 0.58×
• Total profit: $-16,567
• Equity at exit: $12,105

Cash invested: $39,200 (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 68104

• Rents YoY: 2.4%
• Active inventory: 181
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$734
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $53

Break-even live

Break-even rent $1,258

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $53	+5% $13	+10% $-27
Rent	-10% $-52	-5% $0	+0% $53	+5% $105	+10% $157
Rate	-1.0pp $123	-0.5pp $88	base $53	+0.5pp $16	+1.0pp $-20

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	12d	1	0.28mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	45d	1	0.28mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	25d	1	0.51mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	0.59mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	25d	1	0.65mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	0.71mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	25d	1	0.77mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	12d	2	0.77mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	25d	1	0.77mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	45d	1	0.87mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	25d	1	0.94mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	16d	1	0.97mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	45d	1	1.04mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	16d	1	1.15mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,500	$1.92	3d	1	1.17mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	25d	1	1.20mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.22mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	1.31mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	25d	1	1.41mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	1.42mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	1.44mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	12d	1	1.47mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	1.47mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	45d	1	1.47mi

Listing history 12 events

1. 2026-05-11
   status Pending 305-char remark
2. 2026-04-30
   listed $140,000 New 305-char remark
3. 2010-06-08
   soldstatus $26,750 322-char remark

   Show marketing remark (322 chars)

   Great floor plan with spacious eat-in kitchen with an abundance of cabinets. Huge lower level with walk-out is waiting to be finished for hundreds of additional FSF. Nice level yard with mature trees. Priced $47,300 below assessed value. Needs TLC, but priced accordingly. This is a lot of house for the money. sold AS-is.

4. 2010-04-21
   historical 322-char remark

   Show marketing remark (322 chars)

   Great floor plan with spacious eat-in kitchen with an abundance of cabinets. Huge lower level with walk-out is waiting to be finished for hundreds of additional FSF. Nice level yard with mature trees. Priced $47,300 below assessed value. Needs TLC, but priced accordingly. This is a lot of house for the money. sold AS-is.

5. 2010-04-20
   listed $25,000 322-char remark

   Show marketing remark (322 chars)

   Great floor plan with spacious eat-in kitchen with an abundance of cabinets. Huge lower level with walk-out is waiting to be finished for hundreds of additional FSF. Nice level yard with mature trees. Priced $47,300 below assessed value. Needs TLC, but priced accordingly. This is a lot of house for the money. sold AS-is.

6. 2003-12-01
   soldstatus $75,000
7. 2003-10-30
   soldstatus $75,000

   Show marketing remark (4 chars)

   Ssdl

8. 2003-10-13
   historical

   Show marketing remark (4 chars)

   Ssdl

9. 2003-10-09
   listed $75,000

   Show marketing remark (4 chars)

   Ssdl

10. 2003-09-10
    soldstatus $44,000
11. 2003-08-10
    historical
12. 2003-08-06
    listed $47,900

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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: $15,901
• − Mortgage interest: −$7,842
• − Property taxes: −$2,420
• − Insurance: −$700
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$4,073
• Taxable loss: −$1,677
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,035/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 2%

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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+171.4% since first listed

13 events — show timeline

• 2026-06-03 Sold (MLS) $130,000 GPRMLS
• 2026-05-11 Pending — GPRMLS
• 2026-04-30 Listed $140,000 GPRMLS
• 2010-06-08 Sold (MLS) $26,750 GPRMLS
• 2010-04-21 Listing Removed — GPRMLS
• 2010-04-20 Listed $25,000 GPRMLS
• 2003-12-01 Sold (Public Records) $75,000 Public Records
• 2003-10-30 Sold (MLS) $75,000 GPRMLS
• 2003-10-13 Listing Removed — GPRMLS
• 2003-10-09 Listed $75,000 GPRMLS
• 2003-09-10 Sold (MLS) $44,000 GPRMLS
• 2003-08-10 Listing Removed — GPRMLS
• 2003-08-06 Listed $47,900 GPRMLS

Property tax history

+3.1%/yr

Latest (2025): $2,420 · +40.0% YoY. Source: county tax records.