2019 N 20th St · Omaha, NE 68110

$115,000

3 bd · 2.0 ba · 1,838 sqft · Other public records · 50 Days on market

Built 1910 4,620 sqft lot $63/sqft · 53% below area Est $198k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Opportunity for buyers seeking equity growth or get immediate rental income! This spacious 2 story was renovated approximately 2 years ago, including new flooring, updated bathrooms, and kitchen improvements with new cabinets and countertops! Currently tenant occupied on a month to month at $1300/mo. Property is being sold as-is.

Key facts

• Kitchen improvements
• New flooring
• New cabinets

Tags

• NEW FLOORING
• UPDATED BATHROOMS
• KITCHEN IMPROVEMENTS
• NEW CABINETS
• COUNTERTOPS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Two levels; Not new; City lot up to 1/4 acre
• Construction: Wood siding; Composition roof; Brick/mortar foundation; Built in 1910
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on main floor; Additional bedrooms on main floor
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 total bathrooms (1 full, 1 half); At least one main-level full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; Range; Refrigerator

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$197,666) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Lothrop Magnet Center (math 17% / reading 27%, grade F, #459 of 502 statewide, top 93%, 349 students, 0% FRL); King Science/Tech Magnet Middle School (math 15% / reading 24%, grade F, #121 of 128 statewide, top 95%, 667 students, 0% FRL); Central High School (math 29% / reading 40%, grade F, #208 of 261 statewide, top 86%, 2,738 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: 45 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $115k implies a 1050% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $197,666
• List price: $115,000
• Delta: -41.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $15,696
• Equity at exit: $17,147

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $57,929
• Equity at exit: $9,943

Cash invested: $32,200 (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

• Home prices YoY: -9.5%
• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $539

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $604	-5% $571	+0% $539	+5% $506	+10% $474
Rent	-10% $406	-5% $472	+0% $539	+5% $605	+10% $671
Rate	-1.0pp $597	-0.5pp $568	base $539	+0.5pp $509	+1.0pp $479

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	45d	1	0.39mi
1015 N 16th St Omaha, NE	1.0–2.0	1.0–2.0	1127	$1,685	$1.49	3d	11	0.63mi
1524 Cuming St Omaha, NE	1.0–2.0	1.0–2.0	1117	$2,195	$1.96	3d	14	0.73mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	45d	1	1.08mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$2,615	$2.04	4d	118	1.13mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	15d	1	1.19mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	45d	1	1.30mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	45d	1	1.33mi
206 S 19th St Omaha, NE	1.0–3.0	1.0–3.0	918	$1,935	$2.11	4d	60	1.36mi
612 N 33rd St Omaha, NE	3.0	2.0	2370	$1,650	$0.70	15d	1	1.36mi
105 S 9th St Omaha, NE	2.0	2.0	1255	$2,200	$1.75	4d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $115,000 Active 50 DOM
2. 2026-06-18
   days on market $115,000 Active 47 DOM
3. 2026-06-17
   days on market $115,000 Active 46 DOM
4. 2026-06-16
   days on market $115,000 Active 45 DOM
5. 2026-06-15
   days on market $115,000 Active 44 DOM
6. 2026-06-13
   days on market $115,000 Active 42 DOM
7. 2026-06-10
   days on market $115,000 Active 39 DOM
8. 2026-06-09
   days on market $115,000 Active 38 DOM
9. 2026-06-08
   days on market $115,000 Active 37 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 36 DOM
11. 2026-06-03
    days on market $125,000 Active 32 DOM
12. 2026-06-03
    days on market $125,000 Active 31 DOM
13. 2026-06-01
    days on market $125,000 Active 30 DOM
14. 2026-06-01
    days on market $125,000 Active 29 DOM
15. 2026-05-01
    listed $135,000 New 331-char remark
16. 2023-09-08
    historical
17. 2023-09-08
    historical
18. 2023-09-08
    listed $185,000
19. 2017-11-06
    historical
20. 2017-08-19
    price $47,500
21. 2017-07-18
    listed $60,000 Active - New
22. 2014-03-07
    soldstatus $10,000
23. 2014-02-08
    historical
24. 2013-12-06
    listed $12,400

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$366/yr (+$30/mo · 22.5%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,127
• − Mortgage interest: −$6,442
• − Property taxes: −$1,624
• − Insurance: −$575
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$3,345
• Taxable income: $4,920
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $5,284/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
• City population: 552,986
• Population (ZIP): 9,403

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% White 29% Hispanic / Latino 17% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Ukrainian 2% Romanian 1% Portuguese 1%
• Foreign-born: 18% · Canada, India, Philippines
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -23.25%
• Current HPI: 220.8647
• 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

+827.4% since first listed

12 events — show timeline

• 2026-06-04 Price Changed $115,000 GPRMLS
• 2026-05-19 Price Changed $125,000 GPRMLS
• 2026-05-01 Listed $135,000 GPRMLS
• 2023-09-08 Listing Removed — GPRMLS
• 2023-09-08 Listing Removed — GPRMLS
• 2023-09-08 Listed $185,000 GPRMLS
• 2017-11-06 Listing Removed — GPRMLS
• 2017-08-19 Price Changed $47,500 GPRMLS
• 2017-07-18 Listed $60,000 GPRMLS
• 2014-03-07 Sold (MLS) $10,000 GPRMLS
• 2014-02-08 Listing Removed — GPRMLS
• 2013-12-06 Listed $12,400 GPRMLS

Property tax history

+10.7%/yr

Latest (2025): $1,624 · +2.9% YoY. Source: county tax records.