4219 Meredith Ave · Omaha, NE 68111

$155,000

3 bd · 1.0 ba · 1,095 sqft · Other public records · 105 Days on market

Built 1900 6,098 sqft lot ↓ 11% 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 +15.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Freshly painted interior with low maintenance flooring throughout and no carpet. The updated kitchen features newer applicances, modern cabinetry, marble countertops, and an attractive backsplash. The bathroom has been updated with a modern feel. Durable, low maintenance vinyl siding completes this move-in-ready home.

Key facts

• Marble countertops
• Modern cabinetry
• Updated kitchen

Tags

• UPDATED KITCHEN
• MARBLE COUNTERTOPS
• MODERN CABINETRY
• LOW MAINTENANCE FLOORING
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $56 ($672/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 $143k (7.9% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• 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); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 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; 32 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).
• This rent runs 41% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.1

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: 25.5%
• Equity multiple: 3.04×
• Total profit: $88,321
• Equity at exit: $139,636

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $257,979
• Equity at exit: $301,131

Cash invested: $43,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $56

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 91%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.23mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.52mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	0.52mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	0.52mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	0.54mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	0.58mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	0.58mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	0.58mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.62mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	0.63mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	0.68mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.69mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.75mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	2d	1	0.78mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.79mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	0.79mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.79mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	0.89mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	0.97mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	1.00mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	43d	1	1.02mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	1.09mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	1.16mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	43d	1	1.17mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.18mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	43d	1	1.28mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	1.28mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	1.39mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	23d	1	1.45mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	2d	1	1.47mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	1.47mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	1.48mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   price $155,000
3. 2026-02-15
   status Back On Market
4. 2026-02-03
   status Pending
5. 2026-01-14
   price $160,000
6. 2026-01-05
   price $170,000
7. 2025-12-27
   listed $175,000 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

• 🌊 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: $17,121
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,509
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,130/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

-11.4% since first listed

7 events — show timeline

• 2026-04-23 Pending — GPRMLS
• 2026-03-24 Price Changed $155,000 GPRMLS
• 2026-02-15 Relisted — GPRMLS
• 2026-02-03 Pending — GPRMLS
• 2026-01-14 Price Changed $160,000 GPRMLS
• 2026-01-05 Price Changed $170,000 GPRMLS
• 2025-12-27 Listed $175,000 GPRMLS

Property tax history

+7.9%/yr

Latest (2024): $247 · -87.7% YoY. Source: county tax records.