5508 Fontenelle Blvd · Omaha, NE 68111

$150,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 7 Days on market

Built 1963 4,356 sqft lot Est $145k · 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 +13.5/30.0
• Appreciation +10.0/10.0
• ARV discount +5.8/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome home to this adorable ranch! Great location off of fontanelle blvd and close to interstate access! This property has a large side yard and quaint back yard. All the rooms are large and there is potential for a 3rd bedroom that is currently used as a utility room.

Key facts

• Newer flooring
• Fresh interior
• Ranch style home

Tags

• RANCH STYLE HOME
• FRESH INTERIOR
• NEWER FLOORING
• UPDATED COUNTERTOPS
• NEW ROOF
• NEW AC

Property features AI

Exterior

• Parking: Attached garage with one parking space and garage door opener; One covered parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; One-story (living area all above grade); Built in 1963
• Construction: Composition roof; Block/other foundation
• Exterior features: Front porch; City lot (up to 1/4 acre); Lot dimensions approximately 47 x 100

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $6 ($72/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 $129k (13.9% below list).
• Recommended offer: $129k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 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).
• This rent runs 37% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $129,160 (13.9% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.86% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $144,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Camden Ave	0.42mi	2/1.5	1,050 (+2%)	1mo	$115,000	$110	74
4026 Camden Ave	0.28mi	3/1.0 (+1)	1,094 (+7%)	4mo	$152,500	$139	68
5307 N 42nd St	0.32mi	3/1.0 (+1)	1,120 (+9%)	2mo	$177,000	$158	62
4331 N 41st St	0.74mi	3/1.0 (+1)	1,024 (-0%)	2mo	$163,000	$159	58
3312 Camden Ave	0.46mi	3/2.0 (+1)	1,090 (+6%)	4mo	$189,000	$173	56
4552 Ogden Ave	0.63mi	3/1.0 (+1)	975 (-5%)	2mo	$100,500	$103	56
4219 Meredith Ave	0.70mi	2/1.5	1,095 (+7%)	1mo	$150,000	$137	53
6320 N 42nd St	0.61mi	3/1.0 (+1)	936 (-9%)	2mo	$195,000	$208	51
6329 N 33 Ave	0.66mi	3/1.0 (+1)	960 (-6%)	4mo	$105,000	$109	50
4511 Laurel Ave	0.64mi	3/1.0 (+1)	912 (-11%)	1mo	$170,000	$186	46
5401 N 45th Ave N	0.63mi	3/1.0 (+1)	912 (-11%)	2mo	$128,500	$141	45
3167 Curtis Ave	0.67mi	3/1.0 (+1)	1,132 (+10%)	6mo	$130,000	$115	42

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $82,368
• Equity at exit: $135,132

10-year hold

• IRR: 21.7%
• Equity multiple: 6.78×
• Total profit: $242,859
• Equity at exit: $291,417

Cash invested: $42,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $6

Break-even live

Break-even rent $1,284

Max offer price $150,000

Occupancy floor 95%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	0.20mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.53mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.57mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.61mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	23d	1	0.68mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	0.69mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	0.79mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	0.82mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	0.83mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	2d	1	0.85mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	43d	1	1.00mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	1.00mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	1d	1	1.00mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	43d	1	1.12mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.12mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	1d	1	1.13mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.14mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	2d	1	1.14mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.19mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	1.20mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	1.20mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	1.20mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	2d	1	1.25mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.30mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	1.31mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	1.34mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	23d	1	1.34mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	1.34mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	2d	1	1.36mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	1.39mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	1.40mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	1.47mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	23d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 7 DOM
2. 2026-06-17
   price $150,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-16
   status $165,000 Active 4 DOM
6. 2026-06-15
   days on market $165,000 New 4 DOM
7. 2026-06-13
   remarks 583-char remark
8. 2026-06-13
   listed $165,000 New 2 DOM

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $2,595 · $216/mo
• Expected delta: +$612/yr (+$51/mo · 30.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,499
• − Mortgage interest: −$8,402
• − Property taxes: −$1,983
• − Insurance: −$750
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,364
• Taxable loss: −$2,480
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $667/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

+500.0% since first listed

13 events — show timeline

• 2026-06-11 Listed $165,000 GPRMLS
• 2025-05-02 Listing Removed — GPRMLS
• 2025-04-25 Listed $175,000 GPRMLS
• 2024-08-23 Sold (MLS) $130,000 GPRMLS
• 2024-07-21 Pending — GPRMLS
• 2024-07-20 Listed $135,000 GPRMLS
• 2021-02-09 Sold (Public Records) $85,000 Public Records
• 2021-02-02 Sold (MLS) $85,000 GPRMLS
• 2020-10-31 Pending — GPRMLS
• 2020-10-20 Price Changed $85,000 GPRMLS
• 2020-10-15 Sold (Public Records) $63,000 Public Records
• 2020-10-13 Listed $88,900 GPRMLS
• 1996-10-08 Sold (Public Records) $27,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,983 · -0.2% YoY. Source: county tax records.