5512 N 6th St · Omaha, NE 68110-9999

$100,000

1 bd · 1.0 ba · 677 sqft · SingleFamily public records · 9 Days on market

Built 1928 10,700 sqft lot Est $107k · 7% under

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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 +20.1/30.0
• ARV discount +10.4/15.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Small bungalow on large level lot, close to Carter Lake, Airport, and downtown. Some updating has been done, still needs more. Sold as-is. Priced to sell.

Key facts

• Solid foundation
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• DETACHED GARAGE
• GENEROUSLY SIZED YARD
• FUNCTIONAL LAYOUT
• SOLID FOUNDATION

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces (2 covered)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Built in 1928; Living area above grade: 677 sq ft
• Construction: Vinyl siding; Composition roof; Block foundation; Originally built in 1928
• Exterior features: Chain-link full fence; City lot, up to 1/4 acre (approx. 0.24 acres); Lot dimensions approx. 100 x 107

Interior

• Kitchen: Range
• Bedrooms: Main floor primary bedroom (approx. 10.6 x 9; ~95 sq ft); Main floor second bedroom (approx. 9.1 x 7.7; ~70 sq ft)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Unfinished full basement; Range; Carpet and laminate flooring; No fireplaces

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.8% 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: Sherman Elementary School (math 8% / reading 22%, grade F, #482 of 502 statewide, top 96%, 225 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: 1 active listings in the ZIP; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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 $42k; list at $100k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1928 — 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: 1.07% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $106,966
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5217 N 9th St	0.48mi	2/1.0 (+1)	711 (+5%)	18mo	$110,000	$155	49
1001 E Fort St	0.51mi	1/1.0	729 (+8%)	18mo	$115,000	$158	48
5210 N 9th St E	0.45mi	1/1.0	576 (-15%)	24mo	$115,000	$200	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.72×
• Total profit: $20,031
• Equity at exit: $44,964

10-year hold

• IRR: 14.5%
• Equity multiple: 3.15×
• Total profit: $60,228
• Equity at exit: $69,295

Cash invested: $28,000 (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 68110-9999

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $125

Break-even live

Break-even rent $911

Max offer price $100,000

Occupancy floor 83%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $100,000 Pending 9 DOM
2. 2026-06-10
   days on market $100,000 Active 7 DOM
3. 2026-06-09
   days on market $100,000 Active 6 DOM
4. 2026-06-08
   statusdays on market $100,000 Active 5 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $100,000 New 4 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,827
• − Mortgage interest: −$5,602
• − Property taxes: −$1,843
• − Insurance: −$500
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,909
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,517/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+186.1% since first listed

19 events — show timeline

• 2026-06-03 Listed $100,000 GPRMLS
• 2012-07-31 Sold (Public Records) $42,000 Public Records
• 2009-06-01 Listing Removed — GPRMLS
• 2008-07-15 Listed $49,900 GPRMLS
• 2008-01-14 Sold (MLS) $15,000 GPRMLS
• 2008-01-07 Listing Removed — GPRMLS
• 2007-10-24 Listed $19,500 GPRMLS
• 2007-08-30 Listing Removed — GPRMLS
• 2007-01-03 Listed $35,500 GPRMLS
• 2006-12-01 Listing Removed — GPRMLS
• 2006-08-31 Listed $39,000 GPRMLS
• 2005-12-21 Sold (Public Records) $36,000 Public Records
• 2005-12-08 Sold (MLS) $35,500 GPRMLS
• 2005-11-28 Listing Removed — GPRMLS
• 2005-10-11 Listed $39,500 GPRMLS
• 2002-04-24 Sold (Public Records) $34,000 Public Records
• 2002-04-17 Sold (MLS) $34,000 GPRMLS
• 2002-03-27 Listing Removed — GPRMLS
• 2002-03-04 Listed $34,950 GPRMLS

Property tax history

+16.5%/yr

Latest (2025): $1,843 · +1.7% YoY. Source: county tax records.