3801 Burdette St · Omaha, NE 68111

$95,900

3 bd · 1.0 ba · 902 sqft · SingleFamily public records · 14 Days on market

Built 1953 0.25 ac lot Est $121k · 21% 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 +8.9/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great investment potential. Steady income stream with reliable tenant already in place. New Furnace, AC & Chimney. 24-hour notice required to show due to tenant.

Key facts

• Hvac 9 years old
• Large lot
• New water heater

Tags

• LARGE LOT
• MATURE TREES
• NEW WATER HEATER
• ROOF APPR 12 YEARS OLD
• HVAC 9 YEARS OLD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1953; One-story (living area entirely above grade)
• Construction: Slab foundation
• Exterior features: Partial chain-link fencing; Shed(s) on the property; Lot about 1/4 acre (approximately 0.25 acres) with dimensions around 153 x 79; Lot included in price

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the main floor
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: No basement; No fireplaces

🏷️ Possibly a rental listed for sale. The $95,900 price doesn't fit this home's estimated sale value (~$120,868) 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/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Cap rate 11.1% 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: Walnut Hill Elementary School (math 8% / reading 22%, grade F, #482 of 502 statewide, top 96%, 400 students, 0% FRL); Lewis & Clark Middle School (math 23% / reading 35%, grade F, #115 of 128 statewide, top 90%, 860 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: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 38% 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 $10k of equity ($663 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $55k; list at $96k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,900

Questions for the listing agent

1. Built in 1953 — 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: 1.39% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $120,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3937 Blondo St	0.15mi	3/1.0	864 (-4%)	12mo	$143,500	$166	76
3919 Miami St	0.35mi	2/1.0 (-1)	860 (-5%)	2mo	$115,000	$134	69
4215 Patrick Ave	0.39mi	3/1.0	952 (+6%)	7mo	$90,000	$95	67
3322 Corby St	0.52mi	2/1.0 (-1)	892 (-1%)	2mo	$175,000	$196	67
3716 Franklin St	0.22mi	2/1.0 (-1)	852 (-6%)	10mo	$110,000	$129	67
1822 N 38th St	0.11mi	3/2.0	999 (+11%)	12mo	$105,000	$105	63
2434 N 33rd Ave	0.38mi	2/1.0 (-1)	848 (-6%)	5mo	$127,500	$150	63
3514 Parker St	0.22mi	2/1.0 (-1)	808 (-10%)	9mo	$66,000	$82	60
4266 Maple St	0.64mi	3/1.0	978 (+8%)	4mo	$115,000	$118	53
3114 Charles St	0.64mi	2/1.0 (-1)	873 (-3%)	14mo	$115,000	$132	48
1402 N 33rd St	0.56mi	3/2.0	968 (+7%)	13mo	$173,000	$179	47
4535 Burdette St	0.71mi	2/1.0 (-1)	882 (-2%)	15mo	$125,000	$142	46

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: 37.0%
• Equity multiple: 3.86×
• Total profit: $76,862
• Equity at exit: $86,394

10-year hold

• IRR: 32.0%
• Equity multiple: 8.74×
• Total profit: $207,887
• Equity at exit: $186,313

Cash invested: $26,852 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$503
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $382

Break-even live

Break-even rent $852

Max offer price $95,900

Occupancy floor 66%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 John a Creighton Blvd Omaha, NE	2.0	1.0	672	$1,200	$1.79	21d	1	0.20mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	0.33mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	23d	1	0.50mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	2d	1	0.50mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	3d	1	0.59mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	3d	1	0.69mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	23d	1	0.75mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	0.80mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	23d	1	0.90mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	3d	1	1.02mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	1.04mi
4821 Nicholas St Omaha, NE	2.0	1.0	740	$1,100	$1.49	23d	1	1.04mi
4821 Nicholas St Apt 2 Omaha, NE	2.0	1.0	720	$1,100	$1.53	43d	1	1.04mi
1111 N 27th St Omaha, NE	1.0–2.0	1.0	941	$1,200	$1.28	43d	11	1.08mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	43d	1	1.09mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	1.09mi
2625 Nicholas Ct Unit 2625NA Omaha, NE	2.0	1.0	1042	$1,250	$1.20	23d	1	1.10mi
4410 Cass St Omaha, NE	2.0	1.0	864	$1,500	$1.74	23d	1	1.10mi
2619 Nicholas Ct Unit 2619ND Omaha, NE	2.0	1.0	1042	$1,250	$1.20	19d	1	1.11mi
2613 Nicholas Ct Unit 2613NC Omaha, NE	2.0	1.0	1042	$1,250	$1.20	3d	1	1.12mi
2929 California St Omaha, NE	1.0–4.0	1.0–3.0	1280	$2,615	$2.04	3d	118	1.14mi
2623 Izard Ct Unit 2623IZE Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	1.14mi
2569 Nicholas Ct Unit 2569NC Omaha, NE	2.0	1.0	1042	$1,100	$1.06	19d	1	1.15mi
2575 Irving Ct Unit 2575IRB Omaha, NE	2.0	1.0	1042	$1,250	$1.20	19d	1	1.16mi
2575 Irving Ct Unit 2575IRF Omaha, NE	2.0	1.0	1042	$1,100	$1.06	19d	1	1.16mi
2563 Nicholas Ct Unit 2563NE Omaha, NE	2.0	1.0	1042	$1,100	$1.06	3d	1	1.16mi
2563 Nicholas Ct Unit 2563NF Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	1.16mi
2563 Nicholas Ct Unit 2563NC Omaha, NE	2.0	1.0	1042	$1,100	$1.06	23d	1	1.16mi
2605 Izard Ct Unit 2605IZA Omaha, NE	2.0	1.0	1042	$1,250	$1.20	43d	1	1.16mi
2579 Izard Ct Unit 2579IZD Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	1.17mi
2563 Irving Ct Unit 2563IRF Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	1.18mi
2567 Izard Ct Unit 2567IZE Omaha, NE	2.0	1.0	1042	$1,100	$1.06	43d	1	1.18mi
2561 Izard Ct Unit 2561IZC Omaha, NE	2.0	1.0	1042	$1,100	$1.06	23d	1	1.19mi
2561 Izard Ct Unit 2561IZD Omaha, NE	2.0	1.0	1042	$1,250	$1.20	23d	1	1.19mi
2555 Izard Ct Unit 2555IZB Omaha, NE	2.0	1.0	1042	$1,100	$1.06	3d	1	1.20mi
128 N 40th St Omaha, NE	1.0–2.0	1.0	775	$1,175	$1.52	21d	3	1.22mi
105 N 38th St Apt 18 Omaha, NE	2.0	1.0	975	$950	$0.97	43d	1	1.25mi
210 N 32nd Ave Unit 4 Omaha, NE	2.0	1.0	800	$900	$1.12	10d	1	1.25mi
120 N 39th St Omaha, NE	2.0	1.0–2.0	808	$2,375	$2.94	3d	46	1.27mi
124 N 31st Ave Apt 7 Omaha, NE	2.0	1.0	950	$1,195	$1.26	3d	1	1.30mi

Listing history 10 events

1. 2026-06-18
   days on market $95,900 Active 14 DOM
2. 2026-06-17
   days on market $95,900 Active 13 DOM
3. 2026-06-16
   days on market $95,900 Active 12 DOM
4. 2026-06-15
   days on market $95,900 Active 11 DOM
5. 2026-06-13
   days on market $95,900 Active 9 DOM
6. 2026-06-10
   days on market $95,900 Active 6 DOM
7. 2026-06-09
   days on market $95,900 Active 5 DOM
8. 2026-06-08
   days on market $95,900 Active 4 DOM
9. 2026-06-07
   remarks 449-char remark
10. 2026-06-07
    listed $95,900 Active 3 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: $1,563 · $130/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$96/yr (+$8/mo · 6.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 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: $16,023
• − Mortgage interest: −$5,372
• − Property taxes: −$1,563
• − Insurance: −$480
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,790
• Taxable income: $3,254
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,799/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

+52.2% since first listed

5 events — show timeline

• 2026-06-03 Listed $95,900 GPRMLS
• 2019-01-11 Sold (Public Records) $55,000 Public Records
• 2019-01-10 Sold (MLS) $55,000 GPRMLS
• 2018-10-30 Pending — GPRMLS
• 2018-10-04 Listed $63,000 GPRMLS

Property tax history

+13.6%/yr

Latest (2025): $1,563 · -1.9% YoY. Source: county tax records.