5320 Fontenelle Blvd · Omaha, NE 68111

$125,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 14 Days on market

Built 1952 10,019 sqft lot $96/sqft · 25% below area Est $115k · 9% over

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Why this score? — see what drove the B- 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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• ARV discount +3.4/15.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

3 Bedroom Ranch style home on deep lot with full basement. BAC Home Loans preapproval required on all offers. Free credit Report and Appraisal if buyer finances through BAC. Please allow 2-3 business days for seller response.

Key facts

• 0.23 acre lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached garage (1 covered space, total parking for 1 vehicle)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1952; 896 square feet of living area
• Construction: Block foundation
• Exterior features: Lot about 0.23 acre (approx. 50 x 201); Lot up to 1/4 acre

Interior

• Bedrooms: Master bedroom on main floor; Additional bedrooms on main floor
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Partial basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.4% 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 (+3.2%/yr); 139 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 44% 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 $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 ~2 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.
• Current owner paid $98k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1952 — 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: 1.25% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $114,502
• List price: $125,000
• Delta: 9.17%
• 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
5302 N 39th Cir	0.28mi	3/2.0	1,300 (+0%)	5mo	$120,000	$92	78
5351 N 47th Ave	0.42mi	3/1.0	1,306 (+1%)	1mo	$195,000	$149	78
5307 N 42nd St	0.06mi	3/1.0	1,120 (-14%)	2mo	$177,000	$158	72
4536 Camden Ave	0.29mi	3/1.0	1,378 (+6%)	6mo	$230,000	$167	71
4908 N 48 St	0.54mi	3/1.0	1,308 (+1%)	4mo	$180,000	$138	70
5311 N 49th Ave	0.64mi	3/1.0	1,232 (-5%)	2mo	$212,500	$172	60
4429 Redick Ave	0.70mi	4/1.0 (+1)	1,296 (0%)	3mo	$145,000	$112	60
4573 Butler Ave	0.56mi	3/2.0	1,398 (+8%)	0mo	$255,000	$182	57
4319 Larimore Ave	0.40mi	4/1.0 (+1)	1,176 (-9%)	7mo	$125,000	$106	55
3468 Fowler Cir	0.74mi	3/1.5	1,220 (-6%)	1mo	$225,000	$184	53
4819 N 47 St	0.50mi	3/1.0	1,115 (-14%)	4mo	$70,000	$63	50
4419 N 39th St	0.68mi	3/1.0	1,417 (+9%)	6mo	$120,000	$85	47

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: 32.6%
• Equity multiple: 3.55×
• Total profit: $89,308
• Equity at exit: $112,610

10-year hold

• IRR: 28.2%
• Equity multiple: 8.07×
• Total profit: $247,421
• 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: 6.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$656
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $327

Break-even live

Break-even rent $1,147

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $398	-5% $362	+0% $327	+5% $292	+10% $256
Rent	-10% $204	-5% $265	+0% $327	+5% $389	+10% $450
Rate	-1.0pp $390	-0.5pp $359	base $327	+0.5pp $295	+1.0pp $262

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 23 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	11d	1	0.31mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	0.46mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	0.47mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	0.61mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	0.73mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	0.74mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	0.79mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.89mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	1.09mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	1.15mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	44d	1	1.15mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	1.20mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	1.25mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	1.28mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	2d	1	1.28mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	44d	1	1.28mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	11d	1	1.31mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	1.31mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,500	$1.92	2d	1	1.33mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	3d	1	1.33mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	1.40mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	1.47mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	1.49mi

Listing history 10 events

1. 2026-05-14
   status Pending 342-char remark
2. 2026-04-30
   listed $125,000 New 342-char remark
3. 2010-03-24
   soldstatus $27,500 228-char remark

   Show marketing remark (228 chars)

   3 Bedroom Ranch style home on deep lot with full basement. BAC Home Loans preapproval required on all offers. Free credit Report and Appraisal if buyer finances through BAC. Please allow 2-3 business days for seller response.

4. 2010-03-19
   historical 228-char remark

   Show marketing remark (228 chars)

   3 Bedroom Ranch style home on deep lot with full basement. BAC Home Loans preapproval required on all offers. Free credit Report and Appraisal if buyer finances through BAC. Please allow 2-3 business days for seller response.

5. 2010-01-22
   listed $31,900 228-char remark

   Show marketing remark (228 chars)

   3 Bedroom Ranch style home on deep lot with full basement. BAC Home Loans preapproval required on all offers. Free credit Report and Appraisal if buyer finances through BAC. Please allow 2-3 business days for seller response.

6. 2008-07-14
   historical
7. 2008-04-11
   listed $71,500
8. 2008-03-08
   historical
9. 2007-12-07
   listed $79,500
10. 2002-06-15
    soldstatus $20,000

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/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 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: $18,733
• − Mortgage interest: −$7,002
• − Property taxes: −$2,383
• − Insurance: −$625
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$3,636
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,424/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

+387.5% since first listed

11 events — show timeline

• 2026-06-03 Sold (MLS) $97,500 GPRMLS
• 2026-05-14 Pending — GPRMLS
• 2026-04-30 Listed $125,000 GPRMLS
• 2010-03-24 Sold (MLS) $27,500 GPRMLS
• 2010-03-19 Listing Removed — GPRMLS
• 2010-01-22 Listed $31,900 GPRMLS
• 2008-07-14 Listing Removed — GPRMLS
• 2008-04-11 Listed $71,500 GPRMLS
• 2008-03-08 Listing Removed — GPRMLS
• 2007-12-07 Listed $79,500 GPRMLS
• 2002-06-15 Sold (Public Records) $20,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,383 · +28.7% YoY. Source: county tax records.