3739 N 44th Ave · Omaha, NE 68111

$115,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 87 Days on market

Built 1951 5,640 sqft lot $115/sqft · 27% below area Est $135k · 15% under

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Why this score? — see what drove the B+ 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 +25.2/30.0
• ARV discount +14.1/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

Charming and affordable ranch-style home featuring 3 bedrooms and comfortable single-level living. Ideally located near Fontenelle Park and just a quick 10-minute drive to downtown Omaha, offering convenient access to parks, recreation, dining, and entertainment. The home will include a new water heater, refrigerator, and range installed prior to closing. A great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a convenient location.

Key facts

• Near fontenelle park
• New water heater
• Ranch-style home

Tags

• RANCH-STYLE HOME
• NEAR FONTENELLE PARK
• QUICK DRIVE TO DOWNTOWN OMAHA
• NEW WATER HEATER
• NEW REFRIGERATOR
• NEW RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 35 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 $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $134,874
• List price: $115,000
• Delta: -14.74%
• 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
3724 N 41st St	0.22mi	3/1.5 (+1)	1,012 (+1%)	3mo	$130,000	$128	78
3342 N 41 St	0.33mi	2/1.0	1,082 (+8%)	1mo	$145,000	$134	70
4331 N 41st St	0.45mi	3/1.0 (+1)	1,024 (+2%)	2mo	$163,000	$159	68
3735 N 40 Ave	0.32mi	3/1.0 (+1)	1,092 (+9%)	2mo	$160,000	$147	64
4609 Fowler Ave	0.57mi	3/1.0 (+1)	979 (-2%)	3mo	$163,000	$166	62
4051 Pratt St	0.30mi	3/1.0 (+1)	896 (-10%)	2mo	$151,000	$169	62
4204 Bedford Ave	0.35mi	2/1.0	874 (-13%)	2mo	$140,000	$160	61
3959 N 40th St	0.41mi	2/1.0	870 (-13%)	0mo	$108,000	$124	59
4219 Meredith Ave	0.49mi	2/1.5	1,095 (+10%)	1mo	$150,000	$137	59
3708 N 36th Ave	0.61mi	2/1.0	912 (-9%)	1mo	$130,000	$143	56
4307 Binney St	0.57mi	3/1.0 (+1)	1,100 (+10%)	3mo	$145,000	$132	49
4282 Wirt St	0.49mi	3/1.0 (+1)	1,128 (+13%)	3mo	$163,000	$145	48

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $79,257
• Equity at exit: $103,601

10-year hold

• IRR: 27.2%
• Equity multiple: 7.87×
• Total profit: $221,221
• Equity at exit: $223,420

Cash invested: $32,200 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$603
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $256

Break-even live

Break-even rent $1,007

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	44d	1	0.16mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.20mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	24d	1	0.29mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.33mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.36mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	24d	1	0.42mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	24d	1	0.42mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.42mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	0.45mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	24d	1	0.56mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.57mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	0.60mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	24d	1	0.60mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	24d	1	0.62mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.68mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	0.69mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	44d	1	0.69mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	0.70mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	24d	1	0.74mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	0.76mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	14d	1	0.83mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	0.92mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	0.93mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	3d	1	1.05mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	44d	1	1.21mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	1.25mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.25mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	1.29mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	24d	1	1.37mi
6020 Birch St Unit 6 Omaha, NE	2.0	1.0	800	$1,150	$1.44	44d	1	1.42mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	24d	1	1.43mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	3d	1	1.43mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	24d	1	1.44mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	3d	1	1.45mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	12d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   status $115,000 Pending 87 DOM
2. 2026-06-18
   days on market $115,000 Active 87 DOM
3. 2026-06-17
   days on market $115,000 Active 86 DOM
4. 2026-06-16
   days on market $115,000 Active 85 DOM
5. 2026-06-15
   days on market $115,000 Active 84 DOM
6. 2026-06-13
   days on market $115,000 Active 82 DOM
7. 2026-06-10
   days on market $115,000 Active 79 DOM
8. 2026-06-09
   days on market $115,000 Active 78 DOM
9. 2026-06-08
   days on market $115,000 Active 77 DOM
10. 2026-06-07
    days on market $115,000 Active 76 DOM
11. 2026-06-03
    days on market $115,000 Active 72 DOM
12. 2026-06-03
    days on market $115,000 Active 71 DOM
13. 2026-06-01
    days on market $115,000 Active 70 DOM
14. 2026-06-01
    days on market $115,000 Active 69 DOM
15. 2026-04-23
    price $115,000 478-char remark

    Show marketing remark (478 chars)

    Charming and affordable ranch-style home featuring 3 bedrooms and comfortable single-level living. Ideally located near Fontenelle Park and just a quick 10-minute drive to downtown Omaha, offering convenient access to parks, recreation, dining, and entertainment. The home will include a new water heater, refrigerator, and range installed prior to closing. A great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a convenient location.

16. 2026-03-23
    listed $130,000 New 478-char remark

    Show marketing remark (478 chars)

    Charming and affordable ranch-style home featuring 3 bedrooms and comfortable single-level living. Ideally located near Fontenelle Park and just a quick 10-minute drive to downtown Omaha, offering convenient access to parks, recreation, dining, and entertainment. The home will include a new water heater, refrigerator, and range installed prior to closing. A great opportunity for first-time buyers, investors, or anyone looking for an affordable home in a convenient location.

17. 2026-03-19
    historical
18. 2026-03-18
    listed $130,000 New
19. 2023-06-21
    soldstatus $77,500 Sold
20. 2023-06-21
    soldstatus $78,000
21. 2023-06-10
    status Pending
22. 2023-06-09
    listed $80,000 New

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$251/yr (+$21/mo · 14.4%)

ⓘ 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: $15,979
• − Mortgage interest: −$6,442
• − Property taxes: −$1,739
• − Insurance: −$575
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,345
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,756/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

+43.8% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $115,000 GPRMLS
• 2026-03-23 Listed $130,000 GPRMLS
• 2026-03-19 Listing Removed — GPRMLS
• 2026-03-18 Listed $130,000 GPRMLS
• 2023-06-21 Sold (Public Records) $78,000 Public Records
• 2023-06-21 Sold (MLS) $77,500 GPRMLS
• 2023-06-10 Pending — GPRMLS
• 2023-06-09 Listed $80,000 GPRMLS

Property tax history

+8.5%/yr

Latest (2025): $1,739 · -2.9% YoY. Source: county tax records.