2855 Newport Ave · Omaha, NE 68112

$148,900

3 bd · 1.5 ba · 1,526 sqft · Other public records · 1 Days on market

Built 1923 5,040 sqft lot

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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 +23.8/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Minne Lusa Gem! Showings start Thursday 6/30, offers reviewed 5pm Wed 7/6. Charming Craftsman-style Bungalow home with lovely fireplace on the 1st floor, and large loft-style bedroom with en suite on 2nd floor. Easy 2 block walk to Miller Park with its lake, fountain, swimming pool, golf course, trails, picnic areas, pavilion, playground and baseball and soccer fields. Downtown, Benson, UNMC, Blackstone and Dundee are all just a few minutes away. The home is priced to allow room in your budget for your own touches and updates.

Key facts

• Full basement
• Walkout access
• Private suite

Tags

• FULL BASEMENT
• DETACHED GARAGE
• WALKOUT ACCESS
• SPACIOUS LIVING ROOM
• JACK-AND-JILL BATHROOM
• PRIVATE SUITE

Property features AI

Exterior

• Parking: Detached covered garage (1 space); 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi-level; Built in 1923; Living area approximately 1226 square feet
• Construction: Block foundation
• Exterior features: Porch; Chain link and wood fencing; Lot up to 1/4 acre (about 0.11 acres), dimensions ~42 x 120

Interior

• Kitchen: Kitchen on main floor (approximately 9' x 12'); Includes Range, Refrigerator, Dishwasher
• Bedrooms: Main floor master bedroom (approximately 10' x 12'); Main floor bedroom 2 (approximately 12' x 10'); Second-floor bedroom 3 (approximately 30' x 12')
• Bathrooms: 2 total bathrooms: 1 full and 1 half; Main level has 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Full basement; No fireplaces; Range, Refrigerator, Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.6% 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: Minne Lusa Elementary School (math 8% / reading 8%, grade F, #496 of 502 statewide, top 99%, 328 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: 57 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,900

Questions for the listing agent

1. Built in 1923 — 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: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,991
• Equity at exit: $22,201

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $18,120
• Equity at exit: $12,874

Cash invested: $41,692 (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 68112

• Home prices YoY: -29.4%
• Active inventory: 57
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$781
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $285

Break-even live

Break-even rent $1,239

Max offer price $148,900

Occupancy floor 77%

Sensitivity live

Price	-10% $369	-5% $327	+0% $285	+5% $243	+10% $201
Rent	-10% $159	-5% $222	+0% $285	+5% $348	+10% $411
Rate	-1.0pp $360	-0.5pp $323	base $285	+0.5pp $246	+1.0pp $207

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	0.06mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	0.32mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.37mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	0.48mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	24d	1	0.53mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	2d	1	0.73mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	11d	1	0.76mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	0.79mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	19d	1	0.89mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	0.92mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	44d	1	1.07mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	15d	1	1.26mi

Listing history 20 events

1. 2026-06-09
   remarks 699-char remark
2. 2026-06-09
   statusdays on marketlisting id $148,900 Pending 1 DOM
3. 2026-06-08
   days on market $148,900 Active 89 DOM
4. 2026-06-07
   days on market $148,900 Active 88 DOM
5. 2026-06-03
   days on market $148,900 Active 84 DOM
6. 2026-06-03
   days on market $148,900 Active 83 DOM
7. 2026-06-01
   days on market $148,900 Active 82 DOM
8. 2026-06-01
   days on market $148,900 Active 81 DOM
9. 2026-05-14
   price $154,900 963-char remark
10. 2026-05-11
    price $159,900 963-char remark
11. 2026-04-23
    price $164,900 963-char remark
12. 2026-04-16
    price $169,900 963-char remark
13. 2026-04-01
    price $174,900 963-char remark
14. 2026-03-11
    listed $179,900 New 963-char remark
15. 2024-08-29
    soldstatus $175,000
16. 2022-07-25
    soldstatus $106,000
17. 2022-07-19
    soldstatus $106,000 Sold 532-char remark

    Show marketing remark (532 chars)

    Minne Lusa Gem! Showings start Thursday 6/30, offers reviewed 5pm Wed 7/6. Charming Craftsman-style Bungalow home with lovely fireplace on the 1st floor, and large loft-style bedroom with en suite on 2nd floor. Easy 2 block walk to Miller Park with its lake, fountain, swimming pool, golf course, trails, picnic areas, pavilion, playground and baseball and soccer fields. Downtown, Benson, UNMC, Blackstone and Dundee are all just a few minutes away. The home is priced to allow room in your budget for your own touches and updates.

18. 2022-07-07
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Minne Lusa Gem! Showings start Thursday 6/30, offers reviewed 5pm Wed 7/6. Charming Craftsman-style Bungalow home with lovely fireplace on the 1st floor, and large loft-style bedroom with en suite on 2nd floor. Easy 2 block walk to Miller Park with its lake, fountain, swimming pool, golf course, trails, picnic areas, pavilion, playground and baseball and soccer fields. Downtown, Benson, UNMC, Blackstone and Dundee are all just a few minutes away. The home is priced to allow room in your budget for your own touches and updates.

19. 2022-06-28
    listed $100,000 Active - New 532-char remark

    Show marketing remark (532 chars)

    Minne Lusa Gem! Showings start Thursday 6/30, offers reviewed 5pm Wed 7/6. Charming Craftsman-style Bungalow home with lovely fireplace on the 1st floor, and large loft-style bedroom with en suite on 2nd floor. Easy 2 block walk to Miller Park with its lake, fountain, swimming pool, golf course, trails, picnic areas, pavilion, playground and baseball and soccer fields. Downtown, Benson, UNMC, Blackstone and Dundee are all just a few minutes away. The home is priced to allow room in your budget for your own touches and updates.

20. 1997-10-22
    soldstatus $46,000

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$944/yr (+$79/mo · 57.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $19,197
• − Mortgage interest: −$8,341
• − Property taxes: −$1,632
• − Insurance: −$744
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,332
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,160/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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

+223.7% since first listed

16 events — show timeline

• 2026-06-09 Pending — GPRMLS
• 2026-06-08 Listing Removed — GPRMLS
• 2026-06-08 Listed $148,900 GPRMLS
• 2026-05-25 Price Changed $148,900 GPRMLS
• 2026-05-14 Price Changed $154,900 GPRMLS
• 2026-05-11 Price Changed $159,900 GPRMLS
• 2026-04-23 Price Changed $164,900 GPRMLS
• 2026-04-16 Price Changed $169,900 GPRMLS
• 2026-04-01 Price Changed $174,900 GPRMLS
• 2026-03-11 Listed $179,900 GPRMLS
• 2024-08-29 Sold (Public Records) $175,000 Public Records
• 2022-07-25 Sold (Public Records) $106,000 Public Records
• 2022-07-19 Sold (MLS) $106,000 GPRMLS
• 2022-07-07 Pending — GPRMLS
• 2022-06-28 Listed $100,000 GPRMLS
• 1997-10-22 Sold (Public Records) $46,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,632 · +9.8% YoY. Source: county tax records.