3629 Hartman Ave · Omaha, NE 68111

$100,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 8 Days on market

Built 1961 6,970 sqft lot $116/sqft · 20% below area Est $125k · 20% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

One Owner home with hardwood floors in Living room, 3 bedrooms & hall. Newer countertop and appliances in kitchen. Circuit breakers, ceiling fans, exterior painted in 2010, roof approx. 8 years.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Attached garage with 1 covered parking space (1 total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story (main floor living); Home built in 1961
• Construction: Block foundation
• Exterior features: Lot approximately 0.16 acres (about 50 x 142); Lot up to 1/4 acre

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Walk-out basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 9.3% 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; 25 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 35% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1961 — 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: 1.24% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $125,202
• List price: $100,000
• Delta: -20.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3730 Himebaugh Ave	0.15mi	2/1.0	806 (-7%)	4mo	$125,000	$155	79
3620 Laurel Ave	0.16mi	2/1.0	768 (-11%)	1mo	$120,000	$156	73
3374 Curtis Ave	0.46mi	2/1.0	900 (+4%)	6mo	$124,500	$138	67
4237 Curtis Ave	0.64mi	3/1.0 (+1)	864 (0%)	2mo	$134,900	$156	64
5328 Fontenelle	0.48mi	2/1.0	768 (-11%)	1mo	$169,900	$221	58
4542 N 41 St	0.74mi	2/1.0	814 (-6%)	5mo	$122,000	$150	52
4511 Laurel Ave	0.73mi	3/1.0 (+1)	912 (+6%)	1mo	$170,000	$186	51
6320 N 42nd St	0.62mi	3/1.0 (+1)	936 (+8%)	2mo	$195,000	$208	51
6329 N 33 Ave	0.53mi	3/1.0 (+1)	960 (+11%)	4mo	$105,000	$109	48
4235 Redman Ave	0.54mi	2/1.0	744 (-14%)	6mo	$110,000	$148	47
5005 N 41 St	0.51mi	2/1.0	992 (+15%)	6mo	$65,000	$66	46
5340 N 28th Ave	0.70mi	2/1.0	970 (+12%)	6mo	$82,000	$85	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: 32.3%
• Equity multiple: 3.53×
• Total profit: $70,750
• Equity at exit: $90,088

10-year hold

• IRR: 27.9%
• Equity multiple: 8.02×
• Total profit: $196,435
• Equity at exit: $194,278

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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$524
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $251

Break-even live

Break-even rent $923

Max offer price $100,000

Occupancy floor 75%

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: —

Rent comps 25 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	0.26mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	0.66mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.66mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.70mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	0.71mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	23d	1	0.71mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	3d	1	0.73mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	2d	1	0.89mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	43d	1	0.89mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	0.89mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	1.00mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.20mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.24mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	43d	1	1.24mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	1.26mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.26mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	43d	1	1.31mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.32mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	1.32mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	1.32mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	1.32mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	1.41mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	23d	1	1.41mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	1.44mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	1.46mi

Listing history 6 events

1. 2026-05-08
   status Pending 302-char remark
2. 2026-04-30
   listed $100,000 New 302-char remark
3. 2012-01-30
   soldstatus $40,000
4. 2012-01-26
   soldstatus $40,000 198-char remark

   Show marketing remark (198 chars)

   One Owner home with hardwood floors in Living room, 3 bedrooms & hall. Newer countertop and appliances in kitchen. Circuit breakers, ceiling fans, exterior painted in 2010, roof approx. 8 years.

5. 2011-12-20
   historical 198-char remark

   Show marketing remark (198 chars)

   One Owner home with hardwood floors in Living room, 3 bedrooms & hall. Newer countertop and appliances in kitchen. Circuit breakers, ceiling fans, exterior painted in 2010, roof approx. 8 years.

6. 2011-11-14
   listed $44,000 198-char remark

   Show marketing remark (198 chars)

   One Owner home with hardwood floors in Living room, 3 bedrooms & hall. Newer countertop and appliances in kitchen. Circuit breakers, ceiling fans, exterior painted in 2010, roof approx. 8 years.

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 ≥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: $14,880
• − Mortgage interest: −$5,602
• − Property taxes: −$1,953
• − Insurance: −$500
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,909
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,641/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

+98.9% since first listed

7 events — show timeline

• 2026-06-02 Sold (MLS) $87,500 GPRMLS
• 2026-05-08 Pending — GPRMLS
• 2026-04-30 Listed $100,000 GPRMLS
• 2012-01-30 Sold (Public Records) $40,000 Public Records
• 2012-01-26 Sold (MLS) $40,000 GPRMLS
• 2011-12-20 Listing Removed — GPRMLS
• 2011-11-14 Listed $44,000 GPRMLS

Property tax history

+3.5%/yr

Latest (2025): $1,953 · -0.1% YoY. Source: county tax records.