4048 Curtis Ave · Omaha, NE 68111

$79,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 4 Days on market

Built 1942 3,485 sqft lot Est $116k · 32% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Investor special with great potential! This 2-bedroom, 1-bath home offers a spacious feel with its open layout and presents an excellent opportunity for investors, flippers, or buyers looking to build equity. The unfinished basement provides the potential to add additional finished square footage and increase value. Conveniently located near Downtown Omaha, Midtown, UNMC, and major interstate access, this property offers easy access to employment centers, dining, shopping, and entertainment. Bring your vision and unlock the possibilities this property has to offer.

Key facts

• Near downtown omaha
• Unfinished basement
• Open layout

Tags

• OPEN LAYOUT
• UNFINISHED BASEMENT
• NEAR DOWNTOWN OMAHA
• MAJOR INTERSTATE ACCESS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Water: Private and public water available
• Home design: Single-family residence; Residential property; Built in 1942; 700 square feet of living area; Not new / not a model
• Construction: Block foundation
• Exterior features: Lot up to 1/4 acre (approximately 0.08 acres); Lot dimensions roughly 68 x 51; Lot included in price

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: No fireplaces; Full basement (700 sq ft)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.5% 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: 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% 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 $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $79k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1942 — 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: 1.49% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $115,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Vernon St	0.23mi	2/1.0	720 (+3%)	9mo	$95,000	$132	77
6101 N 39th St	0.27mi	2/1.0	658 (-6%)	12mo	$97,000	$147	67
4656 Redick Ave	0.43mi	2/1.0	720 (+3%)	11mo	$165,000	$229	66
4235 Redman Ave	0.44mi	2/1.0	744 (+6%)	6mo	$110,000	$148	64
4720 Nebraska Ave	0.49mi	2/1.0	672 (-4%)	7mo	$135,000	$201	64
3620 Laurel Ave	0.50mi	2/1.0	768 (+10%)	1mo	$120,000	$156	59
5328 Fontenelle	0.57mi	2/1.0	768 (+10%)	1mo	$169,900	$221	56
4015 Fort St	0.67mi	2/1.0	672 (-4%)	9mo	$120,000	$179	55
4393 Laurel Ave	0.39mi	3/1.0 (+1)	768 (+10%)	14mo	$122,000	$159	50
5927 N 35th St	0.59mi	2/1.0	757 (+8%)	15mo	$125,000	$165	46
6319 N 34th St	0.62mi	3/1.0 (+1)	744 (+6%)	14mo	$125,000	$168	44
5315 N 39th Cir	0.64mi	2/2.0	750 (+7%)	14mo	$110,000	$147	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: 41.0%
• Equity multiple: 4.13×
• Total profit: $69,266
• Equity at exit: $71,169

10-year hold

• IRR: 35.4%
• Equity multiple: 9.32×
• Total profit: $184,088
• Equity at exit: $153,480

Cash invested: $22,120 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$414
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $408

Break-even live

Break-even rent $660

Max offer price $79,000

Occupancy floor 60%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.36mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.45mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.03mi
4815 Ames Ave Unit 3A Omaha, NE	1.0	1.0	500	$725	$1.45	43d	1	1.28mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.34mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	2d	1	1.34mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	1d	1	1.35mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	43d	1	1.43mi

Listing history 4 events

1. 2026-06-15
   status $79,000 Pending 4 DOM
2. 2026-06-15
   days on market $79,000 New 4 DOM
3. 2026-06-13
   remarks 571-char remark
4. 2026-06-13
   listed $79,000 New 2 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: $891 · $74/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$475/yr (+$40/mo · 53.3%)

ⓘ 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 2/10 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: $14,116
• − Mortgage interest: −$4,425
• − Property taxes: −$891
• − Insurance: −$395
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,298
• Taxable income: $3,848
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,971/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

+351.4% since first listed

2 events — show timeline

• 2026-06-11 Listed $79,000 GPRMLS
• 1996-12-19 Sold (Public Records) $17,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $891 · +80.1% YoY. Source: county tax records.