6018 Hamilton St · Omaha, NE 68132

$149,500

2 bd · 1.0 ba · 1,498 sqft · Other public records · 3 Days on market

Built 1926 5,227 sqft lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Rent growth +4.7/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before print- info only

Key facts

• Breaker box
• Newer roof
• Updated windows

Tags

• HIGH EFFICIENCY FURNACE
• NEWER A/C
• NEWER ROOF
• BREAKER BOX
• VINYL SIDING
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.1% 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: Harrison Elementary School (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 260 students, 0% FRL); Lewis & Clark Middle School (math 23% / reading 35%, grade F, #115 of 128 statewide, top 90%, 860 students, 0% FRL); Benson High School (math 9% / reading 12%, grade F, #257 of 261 statewide, top 98%, 1,570 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 fast (+8.9%/yr); 85 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); 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 $1k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $44k; list at $150k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,500

Questions for the listing agent

1. Built in 1926 — 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: 1.01% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,750
• Equity at exit: $22,291

10-year hold

• IRR: 13.1%
• Equity multiple: 2.27×
• Total profit: $53,356
• Equity at exit: $12,926

Cash invested: $41,860 (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 68132

• Rents YoY: 8.9%
• Active inventory: 85
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$784
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $228

Break-even live

Break-even rent $1,218

Max offer price $149,500

Occupancy floor 80%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 N 60th St Unit 4 Omaha, NE	2.0	1.0	900	$1,400	$1.56	44d	1	0.07mi
6066 Charles St Omaha, NE	2.0	1.0	910	$1,700	$1.87	19d	1	0.10mi
5833 Lafayette Ave Unit 5833 Omaha, NE	2.0	1.0	900	$1,295	$1.44	23d	1	0.11mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	44d	1	0.22mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	44d	1	0.40mi
6630 Lafayette Ave Omaha, NE	3.0	1.0	1650	$1,800	$1.09	2d	1	0.52mi
2316 N 65th Ave Omaha, NE	2.0	1.5	884	$1,500	$1.70	21d	1	0.68mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	14d	1	0.84mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	3d	1	0.88mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	23d	1	0.89mi
5016 California St #12 Omaha, NE	2.0	2.0	1084	$1,600	$1.48	23d	1	0.91mi
4918 California St Omaha, NE	3.0	1.0	1369	$1,695	$1.24	23d	1	1.01mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	2d	6	1.01mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	3d	1	1.02mi
4903 Underwood Ave Unit 11 Omaha, NE	2.0	1.0	950	$1,300	$1.37	44d	1	1.05mi
6990 Dodge St Omaha, NE	2.0	1.0–2.0	947	$1,495	$1.58	3d	3	1.07mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	44d	1	1.07mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	3d	1	1.10mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	10d	1	1.13mi
406 N 49th St Unit 5 Omaha, NE	2.0	2.0	1000	$1,199	$1.20	23d	1	1.13mi
4903 Chicago St Omaha, NE	1.0–2.0	1.0–2.0	1100	$1,250	$1.14	21d	1	1.15mi
7349 Grant St Omaha, NE	1.0–2.0	1.0–2.0	967	$1,350	$1.40	3d	6	1.18mi
4817 Chicago St Unit 11 Omaha, NE	2.0	1.0	1250	$1,195	$0.96	44d	1	1.19mi
7402 Blondo St Omaha, NE	2.0	1.0	1000	$895	$0.90	44d	1	1.19mi
519 S 56th St Omaha, NE	3.0	2.0	1474	$2,600	$1.76	23d	1	1.22mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	12d	1	1.23mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.28mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	12d	1	1.29mi
4835 Dodge St Omaha, NE	2.0	1.0–2.0	752	$1,699	$2.26	2d	4	1.31mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	1.32mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	23d	1	1.35mi
7602 Parker St Omaha, NE	3.0	2.0	1040	$1,695	$1.63	3d	1	1.36mi
7602 Parker St Omaha, NE	3.0	2.0	1050	$1,700	$1.62	44d	1	1.36mi
7316 Maple St Omaha, NE	1.0–2.0	1.0	850	$1,095	$1.29	44d	10	1.40mi
4647 Dodge St Omaha, NE	2.0	1.0–2.0	775	$2,850	$3.68	23d	32	1.41mi
7311 Wirt Cir Omaha, NE	1.0–2.0	1.0	850	$1,045	$1.23	23d	11	1.43mi
670 S 69th St Omaha, NE	3.0	1.0	1014	$1,650	$1.63	2d	1	1.46mi
7610 Ohio Plz Omaha, NE	2.0	1.0–1.5	1050	$1,138	$1.08	44d	1	1.46mi
201 N 46th St Omaha, NE	2.0	1.0–2.0	825	$1,895	$2.30	3d	40	1.47mi
4623 Douglas St Omaha, NE	3.0	2.0	1510	$1,750	$1.16	21d	1	1.48mi

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-26
   historical 28-char remark

   Show marketing remark (28 chars)

   Sold before print- info only

3. 2026-04-24
   listed $149,500 New

   Show marketing remark (28 chars)

   Sold before print- info only

4. 2026-04-24
   listed $151,000 28-char remark

   Show marketing remark (28 chars)

   Sold before print- info only

5. 1992-04-01
   soldstatus $43,500

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $2,586 · $216/mo
• Expected delta: +$1,191/yr (+$99/mo · 85.4%)

ⓘ 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: $18,086
• − Mortgage interest: −$8,374
• − Property taxes: −$1,395
• − Insurance: −$748
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,349
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,659/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): 13,960
• Household income: $68,221
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 540.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 7% Asian 3% Two or more races 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 9% · United Kingdom, Canada, Philippines
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -388.04%
• Current HPI: 236.9179
• Rent YoY: ▲ 8.88%
• 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

+247.1% since first listed

5 events — show timeline

• 2026-04-27 Pending — GPRMLS
• 2026-04-26 Delisted — SWIAR
• 2026-04-24 Listed $151,000 SWIAR
• 2026-04-24 Listed $149,500 GPRMLS
• 1992-04-01 Sold (Public Records) $43,500 Public Records

Property tax history

+0.9%/yr

Latest (2015): $1,395 · +0.9% YoY. Source: county tax records.