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2019 N 20th St 🏷️ Likely Rental
B+ Composite 78.23
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
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Livability +4.2/5.0
  • Condition / age +4.0/5.0
  • Rent growth +2.5/5.0
  • Schools +2.5/10.0
  • Appreciation +0.0/10.0

$105,000

2019 N 20th St · Omaha, NE 68110
3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 98 Days on market
Built 1910 Good condition 4,620 sqft lot $57/sqft · 58% below area Est $205k · 49% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Opportunity for buyers seeking equity growth or immediate rental income! This spacious 2 story was renovated approximately 2-3 years ago, including new flooring, updated bathrooms, and kitchen improvements with new cabinets and countertops! Bring your paint brush and bring it back to life or sit back and enjoy the passive income! Currently tenant occupied on a month to month at $1300/mo. Property is being sold as-is, needs tlc.

Key facts

  • Kitchen improvements
  • New flooring
  • New cabinets

Tags

NEW FLOORINGUPDATED BATHROOMSKITCHEN IMPROVEMENTSNEW CABINETSCOUNTERTOPS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$204,775) 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 single-family listed at $105k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $577 ($7k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $105k).
  • Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
  • Cap rate 12.9% vs local median 3.9% 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: 61 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
  • At $1,654/mo this rent would consume 54% of the median local household income ($37k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 98 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
  • 4 sale attempts since 13y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
  • Current owner paid $10k; list at $105k implies a 950% 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 $95,550 (9.0% below list)

Questions for the listing agent

  1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  6. 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.
  7. 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.
  8. 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
1.57%
Cap rate
12.88%
Cash-on-cash
23.54%
DSCR
2.05
GRM
5.3

CMA / ARV

ARV (median comp)
$204,775
List price
$105,000
Delta
-48.72%
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
1552 N 17th St 0.26mi 3/2.0 1,848 (+0%) 2mo $242,000 $131 85
2025 Florence Blvd 0.07mi 4/1.0 (+1) 1,768 (-4%) 15mo $210,000 $119 69
2523 Wirt St 0.75mi 3/2.0 1,834 (-0%) 4mo $175,000 $95 62
2026 Maple St 0.48mi 3/2.0 1,994 (+8%) 8mo $241,000 $121 57
2002 Maple St 0.48mi 3/1.5 1,888 (+3%) 18mo $135,000 $72 56
2530 Patrick Ave 0.40mi 4/2.0 (+1) 1,940 (+6%) 20mo $204,000 $105 50
2195 Parker Cir 0.15mi 4/2.0 (+1) 1,575 (-14%) 23mo $235,000 $149 45
2621 Lizzie Robinson Ave 0.53mi 3/2.5 2,034 (+11%) 13mo $230,000 $113 45
2628 Franklin St 0.51mi 3/3.0 1,580 (-14%) 10mo $233,500 $148 40
2819 Blondo St 0.63mi 3/2.0 1,585 (-14%) 15mo $245,000 $155 35
2512 Binney St 0.70mi 4/2.5 (+1) 2,104 (+14%) 5mo $275,000 $131 32
2815 Blondo St 0.62mi 3/2.0 1,585 (-14%) 22mo $245,000 $155 29

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
16.7%
Equity multiple
1.67×
Total profit
$19,744
Equity at exit
$15,656
10-year hold
IRR
25.2%
Equity multiple
3.20×
Total profit
$64,602
Equity at exit
$9,078

Cash invested: $29,400 (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.
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
10 active · 8 under contract
Months of supply
5.5 mo (18%/mo absorbed)
Median asking
$175,000 ($121/sqft)
Median days on market
68 d
This list price
lowest-priced of the active set
ARV vs active asking
-8.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 68110

Home prices YoY
-9.5%
Active inventory
61
Price-to-rent
5.3×

Monthly cashflow live

Estimated rent
$1,654 high interval (Pro) →
Mortgage (P&I)
$551
Tax from tax record
$135 /mo · $1,624/yr
Insurance
$44
HOA
$0
Vacancy / Maint / Mgmt
$347
Net cashflow
$577

Break-even live

Break-even rent $924
Max offer price $105,000
Occupancy floor 60%

Sensitivity live

Price -10% $636 -5% $606 +0% $577 +5% $547 +10% $517
Rent -10% $446 -5% $511 +0% $577 +5% $642 +10% $707
Rate -1.0pp $630 -0.5pp $603 base $577 +0.5pp $550 +1.0pp $522

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
$26,250
Closing costs
$3,150
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 17 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1820 Miami St Omaha, NE 4.0 1.5 1306 $1,050 $0.80 93d 1 0.39mi
1918 N 28th St Omaha, NE 3.0 2.0 1800 $1,800 $1.00 16d 1 0.61mi
1015 N 16th St Omaha, NE 1.0–2.0 1.0–2.0 1127 $1,625 $1.44 15d 7 0.63mi
1524 Cuming St Omaha, NE 1.0–2.0 1.0–2.0 1021 $1,980 $1.94 15d 15 0.73mi
1415 Cuming St Omaha, NE 2.0 1.0–2.0 881 $1,915 $2.17 15d 13 0.81mi
2431 Emmet St Omaha, NE 3.0 1.0 1720 $1,595 $0.93 41d 1 0.88mi
1417 N 31st St Omaha, NE 3.0 2.0 1284 $1,495 $1.16 31d 1 0.91mi
3314 Franklin St Omaha, NE 4.0 2.0 1635 $1,600 $0.98 93d 1 1.08mi
2929 California St Omaha, NE 1.0–4.0 1.0–3.0 1184 $2,270 $1.92 15d 89 1.13mi
3430 Seward St Omaha, NE 3.0 1.0 1371 $1,695 $1.24 63d 1 1.19mi
3302 Burt St Unit 2 Omaha, NE 3.0 2.0 1328 $1,350 $1.02 41d 1 1.28mi
2223 Dodge St Omaha, NE 1.0–2.0 1.0–2.0 986 $2,075 $2.10 17d 41 1.30mi
4125 N 19th St Omaha, NE 3.0 1.0 1266 $1,532 $1.21 25d 1 1.30mi
4201 N 22nd St Omaha, NE 3.0 1.0 1380 $1,545 $1.12 93d 1 1.33mi
612 N 33rd St Omaha, NE 3.0 2.0 2370 $1,650 $0.70 63d 1 1.36mi
105 S 9th St Omaha, NE 2.0 2.0 1255 $2,200 $1.75 52d 1 1.50mi
105 S 9th St Omaha, NE 2.0 2.0 1255 $2,100 $1.67 15d 1 1.50mi

Property features AI

Exterior

Parking
No garage
Utilities
Electricity availableNatural gas availablePublic waterPublic sewer
Home design
Single-family residenceTwo levelsNot newCity lot up to 1/4 acre
Construction
Wood sidingComposition roofBrick/mortar foundationBuilt in 1910
Exterior features
Front porch

Interior

Kitchen
RangeRefrigerator
Bedrooms
Primary bedroom on main floorAdditional bedrooms on main floor
Flooring
CarpetCeramic tileVinyl
Bathrooms
2 total bathrooms (1 full, 1 half)At least one main-level full bathroom
Heating & cooling
Natural gas forced-air heatingCentral air conditioning
Interior features
Unfinished basementRangeRefrigerator

Listing history 50 events

  1. 2026-08-08
    days on market $105,000 Active 98 DOM
  2. 2026-08-07
    days on market $105,000 Active 97 DOM
  3. 2026-08-06
    days on market $105,000 Active 96 DOM
  4. 2026-08-05
    days on market $105,000 Active 95 DOM
  5. 2026-08-04
    days on market $105,000 Active 94 DOM
  6. 2026-08-03
    days on market $105,000 Active 93 DOM
  7. 2026-07-31
    days on market $105,000 Active 90 DOM
  8. 2026-07-30
    days on market $105,000 Active 89 DOM
  9. 2026-07-30
    days on market $105,000 Active 88 DOM
  10. 2026-07-28
    days on market $105,000 Active 87 DOM
  11. 2026-07-26
    days on market $105,000 Active 85 DOM
  12. 2026-07-24
    days on market $105,000 Active 83 DOM
  13. 2026-07-23
    days on market $105,000 Active 82 DOM
  14. 2026-07-22
    days on market $105,000 Active 81 DOM
  15. 2026-07-21
    days on market $105,000 Active 80 DOM
  16. 2026-07-20
    days on market $105,000 Active 79 DOM
  17. 2026-07-19
    days on market $105,000 Active 77 DOM
  18. 2026-07-18
    remarks 431-char remark
  19. 2026-07-18
    pricedays on market $105,000 Active 76 DOM
  20. 2026-07-16
    days on market $115,000 Active 75 DOM
  21. 2026-07-15
    days on market $115,000 Active 74 DOM
  22. 2026-07-14
    days on market $115,000 Active 73 DOM
  23. 2026-07-13
    days on market $115,000 Active 72 DOM
  24. 2026-07-13
    days on market $115,000 Active 71 DOM
  25. 2026-07-11
    days on market $115,000 Active 70 DOM
  26. 2026-07-10
    days on market $115,000 Active 69 DOM
  27. 2026-07-10
    days on market $115,000 Active 68 DOM
  28. 2026-07-07
    days on market $115,000 Active 66 DOM
  29. 2026-07-06
    days on market $115,000 Active 65 DOM
  30. 2026-07-05
    days on market $115,000 Active 64 DOM
  31. 2026-07-03
    days on market $115,000 Active 62 DOM
  32. 2026-07-02
    days on market $115,000 Active 61 DOM
  33. 2026-07-01
    days on market $115,000 Active 60 DOM
  34. 2026-06-30
    days on market $115,000 Active 59 DOM
  35. 2026-06-29
    days on market $115,000 Active 58 DOM
  36. 2026-06-28
    days on market $115,000 Active 57 DOM
  37. 2026-06-28
    days on market $115,000 Active 56 DOM
  38. 2026-06-25
    days on market $115,000 Active 53 DOM
  39. 2026-06-22
    days on market $115,000 Active 51 DOM
  40. 2026-06-21
    days on market $115,000 Active 50 DOM
  41. 2026-06-18
    days on market $115,000 Active 47 DOM
  42. 2026-06-17
    days on market $115,000 Active 46 DOM
  43. 2026-06-16
    days on market $115,000 Active 45 DOM
  44. 2026-06-15
    days on market $115,000 Active 44 DOM
  45. 2026-06-13
    days on market $115,000 Active 42 DOM
  46. 2026-06-10
    days on market $115,000 Active 39 DOM
  47. 2026-06-09
    days on market $115,000 Active 38 DOM
  48. 2026-06-08
    days on market $115,000 Active 37 DOM
  49. 2026-06-07
    pricedays on market $115,000 Active 36 DOM
  50. 2026-06-03
    days on market $125,000 Active 32 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
$1,624 · $135/mo
Projected year-2 tax
$1,816 · $151/mo
Expected delta
+$193/yr (+$16/mo · 11.9%)

ⓘ 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$19,844
− Mortgage interest
−$5,882
− Property taxes
−$1,624
− Insurance
−$525
− Repairs & maintenance
−$1,588
− Management
−$1,588
− Depreciation
−$3,055
Taxable income
$5,584
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,340
After-tax cash flow
$5,580/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $9,190–$27,570 screening

This 2-story home, renovated 2 years ago, offers a good investment opportunity with fresh paint, new flooring, and updated bathrooms. Minor exterior touch-ups and cleaning would further enhance its curb appeal and value.

Components & finishes AI

Roof tile · good Flooring carpet Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

  • Both Paint exterior trim — Enhances curb appeal and value
  • Both Clean gutters — Improves drainage and property value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Lothrop Magnet Center F NE #459/502 Nat'l #32,000/41,679 Middle King Science/tech Magnet Middle School F NE #121/128 Nat'l #11,801/14,009 High Central High School F NE #208/261 Nat'l #9,639/17,239

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
A Composite livability gradescore 84/100

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
Pottawattamie · 625,245 people
City population
552,986
Metro
Omaha, NE-IA
Population (ZIP)
9,403
Household income
$36,517
Rent vs Own
49.7% rent · 50.3% own
Severe rent burden
6% of renters

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

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…