2450 Newport Ave · Omaha, NE 68112

$175,000

3 bd · 1.5 ba · 1,549 sqft · Other public records · 13 Days on market

Built 1922 5,227 sqft lot

---

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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• 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 MLS

SSDL

Key facts

• Brand new roof
• 5,227 sq ft lot
• Built 1922

Tags

• BRAND NEW ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Built in 1922; Living area approximately 1,229 square feet; Not new / not a model
• Construction: Block foundation; Original construction from 1922
• Exterior features: Enclosed porch; Lot up to 1/4 acre (approximately 0.12 acres, 44 x 120)

Interior

• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on main floor
• Bathrooms: Two bathrooms total (one full, one half); One main-level bathroom
• 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 3-bed/1.5-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $162k (7.3% below list).
• Recommended offer: $162k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Minne Lusa Elementary School (math 8% / reading 8%, grade F, #496 of 502 statewide, top 99%, 328 students, 0% FRL); Mc Millan Magnet Middle School (math 12% / reading 20%, grade F, #124 of 128 statewide, top 97%, 751 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: 60 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,276 (7.3% below list)

Questions for the listing agent

1. Built in 1922 — 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: 0.93% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,522
• Equity at exit: $26,093

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-9,931
• Equity at exit: $15,131

Cash invested: $49,000 (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 68112

• Home prices YoY: -29.4%
• Active inventory: 60
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$918
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $107

Break-even live

Break-even rent $1,487

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $206	-5% $157	+0% $107	+5% $58	+10% $8
Rent	-10% $-21	-5% $43	+0% $107	+5% $171	+10% $235
Rate	-1.0pp $195	-0.5pp $152	base $107	+0.5pp $62	+1.0pp $16

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	4d	1	0.20mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	25d	1	0.45mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	0.49mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	45d	1	0.50mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	4d	1	0.65mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	45d	1	0.74mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	4d	1	0.84mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	12d	1	0.99mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	21d	1	1.07mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	5d	1	1.18mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	16d	1	1.23mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	45d	1	1.33mi

Listing history 17 events

1. 2026-05-08
   status Pending 290-char remark
2. 2026-05-05
   price $175,000 290-char remark
3. 2026-05-04
   status Back On Market 290-char remark
4. 2026-05-03
   status Pending 290-char remark
5. 2026-04-22
   listed $185,000 New 290-char remark
6. 2026-04-22
   historical
7. 2026-04-18
   price $185,000
8. 2026-04-13
   price $195,000
9. 2026-04-05
   listed $199,000 New
10. 2021-02-10
    soldstatus $78,000
11. 2020-09-23
    soldstatus $78,000
12. 2020-09-18
    soldstatus $77,500 Sold

    Show marketing remark (4 chars)

    SSDL

13. 2020-08-06
    historical

    Show marketing remark (4 chars)

    SSDL

14. 2020-08-06
    listed $77,500

    Show marketing remark (4 chars)

    SSDL

15. 2013-10-16
    soldstatus $34,000
16. 2013-09-17
    historical
17. 2013-06-07
    listed $44,000

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$819/yr (+$68/mo · 37.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,473
• − Mortgage interest: −$9,803
• − Property taxes: −$2,209
• − Insurance: −$875
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$5,091
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,676/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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

+297.7% since first listed

18 events — show timeline

• 2026-06-05 Sold (MLS) $175,000 GPRMLS
• 2026-05-08 Pending — GPRMLS
• 2026-05-05 Price Changed $175,000 GPRMLS
• 2026-05-04 Relisted — GPRMLS
• 2026-05-03 Pending — GPRMLS
• 2026-04-22 Listing Removed — GPRMLS
• 2026-04-22 Listed $185,000 GPRMLS
• 2026-04-18 Price Changed $185,000 GPRMLS
• 2026-04-13 Price Changed $195,000 GPRMLS
• 2026-04-05 Listed $199,000 GPRMLS
• 2021-02-10 Sold (Public Records) $78,000 Public Records
• 2020-09-23 Sold (Public Records) $78,000 Public Records
• 2020-09-18 Sold (MLS) $77,500 GPRMLS
• 2020-08-06 Listed $77,500 GPRMLS
• 2020-08-06 Listing Removed — GPRMLS
• 2013-10-16 Sold (MLS) $34,000 GPRMLS
• 2013-09-17 Listing Removed — GPRMLS
• 2013-06-07 Listed $44,000 GPRMLS

Property tax history

+5.9%/yr

Latest (2025): $2,209 · +11.0% YoY. Source: county tax records.