4618 N 55th St · Omaha, NE 68104

$140,000

3 bd · 1.0 ba · 938 sqft · SingleFamily public records · 11 Days on market

Built 1958 6,534 sqft lot $149/sqft · 16% below area Est $167k · 16% under

---

Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +14.7/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage Sweetheart Raised Ranch, w/ 3 bedrooms. Attractive wood floors in all bedrooms and under carpet in living room. Plenty of storage in the basement, including separate rooms for workshop & hobby room. Custom built in cabinets in the garage for extra storage. Large backyard, beautifully landscaped, with nice patio area.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1958; One story (living area all above grade)
• Construction: Block foundation
• Exterior features: Lot up to 1/4 acre (approx. 0.15 acres); Lot dimensions approximately 50 x 131

Interior

• Bedrooms: Main floor master bedroom; All bedrooms 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 reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $125k (10.7% below list).
• Recommended offer: $125k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Mount View Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 305 students, 0% FRL); Nathan Hale Magnet Middle School (math 13% / reading 18%, grade F, #125 of 128 statewide, top 98%, 620 students, 0% FRL); Northwest High School (math 8% / reading 14%, grade F, #256 of 261 statewide, top 98%, 1,593 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 (+2.4%/yr); 176 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,981 (10.7% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.89% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (median comp): $166,795
• List price: $140,000
• Delta: -16.06%
• 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
4311 N 58th St	0.27mi	3/1.5	960 (+2%)	7mo	$185,000	$193	76
6060 Camden Ave	0.52mi	3/1.0	927 (-1%)	1mo	$184,900	$199	73
3948 N 54th St	0.39mi	3/1.0	975 (+4%)	9mo	$165,000	$169	68
3752 N 54th St	0.51mi	3/1.0	972 (+4%)	7mo	$105,000	$108	64
3909 N 53rd St	0.45mi	2/1.0 (-1)	1,016 (+8%)	3mo	$167,500	$165	57
6029 Ruggles St	0.60mi	2/1.0 (-1)	960 (+2%)	11mo	$165,000	$172	54
3532 N 59th St	0.73mi	3/1.0	926 (-1%)	13mo	$158,000	$171	53
5627 Northwest Dr	0.32mi	2/2.0 (-1)	800 (-15%)	2mo	$130,000	$163	50
4135 N 61st St	0.52mi	3/1.0	816 (-13%)	9mo	$160,000	$196	46
6317 Camden Ave	0.67mi	3/1.0	1,040 (+11%)	8mo	$193,000	$186	44
3816 N 60th St	0.60mi	3/1.0	1,058 (+13%)	10mo	$95,000	$90	42
4325 N 65 St N	0.68mi	3/1.5	836 (-11%)	11mo	$145,000	$173	39

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-20,133
• Equity at exit: $20,874

10-year hold

• IRR: -6.8%
• Equity multiple: 0.58×
• Total profit: $-16,491
• Equity at exit: $12,105

Cash invested: $39,200 (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 68104

• Rents YoY: 2.4%
• Active inventory: 176
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$734
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $53

Break-even live

Break-even rent $1,183

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $92	+0% $53	+5% $13	+10% $-26
Rent	-10% $-46	-5% $3	+0% $53	+5% $102	+10% $152
Rate	-1.0pp $123	-0.5pp $88	base $53	+0.5pp $17	+1.0pp $-20

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	44d	1	0.08mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	15d	1	0.24mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	0.52mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.57mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	24d	1	0.57mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	0.65mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	24d	1	0.71mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	11d	2	0.71mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	24d	1	0.71mi
6020 Birch St Unit 6 Omaha, NE	2.0	1.0	800	$1,150	$1.44	44d	1	0.82mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	12d	1	0.90mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,500	$1.92	3d	1	0.96mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	11d	1	1.11mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	24d	1	1.12mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.14mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	3d	6	1.15mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	15d	1	1.18mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	1.21mi
6539 Binney St Omaha, NE	2.0	1.0	720	$1,300	$1.81	24d	1	1.34mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	24d	1	1.41mi
6704 Binney St Unit 67045 Omaha, NE	2.0	1.0	800	$850	$1.06	15d	1	1.43mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	1.48mi

Listing history 8 events

1. 2026-05-11
   status Pending 305-char remark
2. 2026-04-30
   listed $140,000 New 305-char remark
3. 2011-11-07
   soldstatus $42,000
4. 2011-10-31
   soldstatus $42,000 335-char remark

   Show marketing remark (335 chars)

   Vintage Sweetheart Raised Ranch, w/ 3 bedrooms. Attractive wood floors in all bedrooms and under carpet in living room. Plenty of storage in the basement, including separate rooms for workshop & hobby room. Custom built in cabinets in the garage for extra storage. Large backyard, beautifully landscaped, with nice patio area.

5. 2011-10-03
   historical 335-char remark

   Show marketing remark (335 chars)

   Vintage Sweetheart Raised Ranch, w/ 3 bedrooms. Attractive wood floors in all bedrooms and under carpet in living room. Plenty of storage in the basement, including separate rooms for workshop & hobby room. Custom built in cabinets in the garage for extra storage. Large backyard, beautifully landscaped, with nice patio area.

6. 2011-09-22
   listed $42,000 335-char remark

   Show marketing remark (335 chars)

   Vintage Sweetheart Raised Ranch, w/ 3 bedrooms. Attractive wood floors in all bedrooms and under carpet in living room. Plenty of storage in the basement, including separate rooms for workshop & hobby room. Custom built in cabinets in the garage for extra storage. Large backyard, beautifully landscaped, with nice patio area.

7. 2011-09-19
   historical
8. 2011-04-18
   listed $77,500

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $2,422 · $202/mo
• Expected delta: +$718/yr (+$60/mo · 42.2%)

ⓘ 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: $14,998
• − Mortgage interest: −$7,842
• − Property taxes: −$1,704
• − Insurance: −$700
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,073
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,047/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 2%

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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+62.9% since first listed

9 events — show timeline

• 2026-06-03 Sold (MLS) $126,250 GPRMLS
• 2026-05-11 Pending — GPRMLS
• 2026-04-30 Listed $140,000 GPRMLS
• 2011-11-07 Sold (Public Records) $42,000 Public Records
• 2011-10-31 Sold (MLS) $42,000 GPRMLS
• 2011-10-03 Listing Removed — GPRMLS
• 2011-09-22 Listed $42,000 GPRMLS
• 2011-09-19 Listing Removed — GPRMLS
• 2011-04-18 Listed $77,500 GPRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,704 · +4.4% YoY. Source: county tax records.