4018 N 42 St · Omaha, NE 68111

$129,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 7 Days on market

Built 1951 4,792 sqft lot $169/sqft · 8% above area Est $120k · 8% over

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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 +14.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• ARV discount +3.8/15.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Needs lots of work, but would be an excellent investment property!AMA.

Key facts

• Off street parking
• Unfinished basement
• Functional layout

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• UNFINISHED BASEMENT
• OFF STREET PARKING
• CENTRAL AIR
• YARD SPACE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1951; One-story (main floor living shown)
• Construction: Block foundation
• Exterior features: Lot up to 1/4 acre (approx. 0.11 acre); Lot dimensions approximately 130 x 40

Interior

• Bedrooms: Master bedroom on main floor; Additional bedroom on main floor
• Bathrooms: One full bathroom on main floor
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($306/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 $114k (12.6% below list).
• Recommended offer: $114k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Druid Hill Elementary School (math 12% / reading 12%, grade F, #489 of 502 statewide, top 98%, 279 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 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; 28 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).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k 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.
• 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.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,525 (12.6% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $120,001
• List price: $129,900
• Delta: 8.25%
• 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
3936 N 40th St	0.19mi	2/1.0	768 (0%)	2mo	$110,000	$143	90
3940 N 38 St	0.32mi	2/1.0	780 (+2%)	1mo	$123,000	$158	82
3715 N 44th Ave	0.25mi	2/1.0	810 (+6%)	3mo	$130,000	$160	76
4602 N 47th St	0.51mi	2/1.0	750 (-2%)	0mo	$168,900	$225	72
4542 N 41 St	0.37mi	2/1.0	814 (+6%)	5mo	$122,000	$150	68
3959 N 40th St	0.22mi	2/1.0	870 (+13%)	0mo	$108,000	$124	68
4540 Fowler Ave	0.52mi	3/1.0 (+1)	759 (-1%)	4mo	$162,000	$213	66
4712 Fontenelle Blvd	0.44mi	2/1.0	822 (+7%)	4mo	$109,500	$133	64
4643 Larimore Ave	0.61mi	3/1.0 (+1)	793 (+3%)	3mo	$150,000	$189	59
4123 Wirt St	0.65mi	2/1.0	714 (-7%)	1mo	$80,000	$112	57
4204 Bedford Ave	0.46mi	2/1.0	874 (+14%)	2mo	$140,000	$160	54
3701 Bedford Ave	0.62mi	2/2.0	675 (-12%)	6mo	$110,000	$163	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: 25.0%
• Equity multiple: 3.00×
• Total profit: $72,625
• Equity at exit: $117,024

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $213,107
• Equity at exit: $252,367

Cash invested: $36,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$681
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $26

Break-even live

Break-even rent $1,103

Max offer price $129,900

Occupancy floor 93%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	0.40mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.45mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	0.51mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.51mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	0.51mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	0.51mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	44d	1	0.56mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	0.62mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	0.62mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.63mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	0.63mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	23d	1	0.64mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	0.70mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	44d	1	0.70mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	0.96mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	0.96mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	14d	1	0.98mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	1.02mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	1.05mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.07mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	1.07mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	1.13mi
2305 John a Creighton Blvd Omaha, NE	2.0	1.0	672	$1,200	$1.79	21d	1	1.18mi
4623 N 56th St Unit 15 Omaha, NE	1.0	1.0	550	$735	$1.34	3d	1	1.26mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	44d	1	1.27mi
4625 N 56th St Unit 21 Omaha, NE	1.0	1.0	550	$750	$1.36	44d	1	1.27mi
1825 NW Radial Hwy Omaha, NE	1.0	1.0	650	$775	$1.19	44d	1	1.35mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	23d	1	1.39mi

Listing history 6 events

1. 2026-05-18
   status Pending 770-char remark
2. 2026-05-11
   listed $129,900 New 770-char remark
3. 2018-10-30
   soldstatus $60,000
4. 2011-04-04
   soldstatus $7,000 70-char remark

   Show marketing remark (70 chars)

   Needs lots of work, but would be an excellent investment property!AMA.

5. 2011-03-24
   historical 70-char remark

   Show marketing remark (70 chars)

   Needs lots of work, but would be an excellent investment property!AMA.

6. 2011-02-09
   listed $9,900 70-char remark

   Show marketing remark (70 chars)

   Needs lots of work, but would be an excellent investment property!AMA.

ⓘ 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: $2,247 · $187/mo
• Expected delta: +$615/yr (+$51/mo · 37.7%)

ⓘ 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: $13,623
• − Mortgage interest: −$7,276
• − Property taxes: −$1,632
• − Insurance: −$650
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,779
• Taxable loss: −$1,894
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $761/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

+1212.1% since first listed

6 events — show timeline

• 2026-05-18 Pending — GPRMLS
• 2026-05-11 Listed $129,900 GPRMLS
• 2018-10-30 Sold (Public Records) $60,000 Public Records
• 2011-04-04 Sold (MLS) $7,000 GPRMLS
• 2011-03-24 Listing Removed — GPRMLS
• 2011-02-09 Listed $9,900 GPRMLS

Property tax history

+14.9%/yr

Latest (2025): $1,632 · +0.1% YoY. Source: county tax records.