3739 N 44th Ave · Omaha, NE 68111

$110,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 15 Days on market

Built 1951 Average condition 5,640 sqft lot $110/sqft · 29% below area Est $132k · 16% 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 +27.4/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• Schools +1.6/10.0

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 $110k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.0% 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: Druid Hill Elementary School (math 12% / reading 12%, grade F, #489 of 502 statewide, top 98%, 279 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 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: Rents rising (+3.2%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 42% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.25% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $131,709
• List price: $110,000
• Delta: -16.48%
• 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
3342 N 41 St	0.33mi	2/1.0	1,082 (+8%)	4mo	$145,000	$134	68
3735 N 40 Ave	0.32mi	3/1.0 (+1)	1,092 (+9%)	5mo	$160,000	$147	61
4051 Pratt St	0.30mi	3/1.0 (+1)	896 (-10%)	5mo	$151,000	$169	60
4903 Bedford Ave	0.57mi	3/1.0 (+1)	933 (-7%)	0mo	$172,500	$185	57
3959 N 40th St	0.41mi	2/1.0	870 (-13%)	3mo	$108,000	$124	56
4219 Meredith Ave	0.49mi	2/1.5	1,095 (+10%)	4mo	$150,000	$137	56
3949 N 36 Ave	0.65mi	2/1.0	1,080 (+8%)	1mo	$118,000	$109	55
3708 N 36th Ave	0.61mi	2/1.0	912 (-9%)	4mo	$130,000	$143	54
5052 Emmet St	0.74mi	3/1.0 (+1)	1,084 (+8%)	3mo	$149,400	$138	44
2950 Fontenelle Blvd	0.54mi	3/1.0 (+1)	1,148 (+15%)	2mo	$181,000	$158	43
4640 Larimore Ave	0.67mi	3/2.5 (+1)	1,076 (+8%)	3mo	$183,000	$170	43
4855 Maple St	0.71mi	3/2.0 (+1)	1,141 (+14%)	4mo	$205,000	$180	31

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: 33.6%
• Equity multiple: 3.62×
• Total profit: $80,743
• Equity at exit: $99,097

10-year hold

• IRR: 29.1%
• Equity multiple: 8.22×
• Total profit: $222,329
• Equity at exit: $213,706

Cash invested: $30,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 24 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $151,250 ($159/sqft)
• Median days on market: 30 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -17.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 245
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $322

Break-even live

Break-even rent $972

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $384	-5% $353	+0% $322	+5% $291	+10% $260
Rent	-10% $213	-5% $267	+0% $322	+5% $376	+10% $431
Rate	-1.0pp $377	-0.5pp $350	base $322	+0.5pp $293	+1.0pp $264

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	139d	1	0.16mi
3753 N 42nd St Omaha, NE	3.0	2.0	1459	$1,700	$1.17	7d	1	0.19mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,295	$1.49	7d	1	0.20mi
3514 N 45th Ave Omaha, NE	3.0	1.0	1440	$1,600	$1.11	62d	1	0.21mi
3520 Fontenelle Blvd Omaha, NE	3.0	1.0	1442	$1,675	$1.16	71d	1	0.26mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,150	$1.60	7d	1	0.29mi
3516 N 47th Ave Omaha, NE	3.0	1.0	1200	$1,595	$1.33	71d	1	0.33mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	114d	1	0.33mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	98d	1	0.36mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$850	$1.03	71d	2	0.42mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	119d	1	0.42mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$795	$0.99	0d	1	0.42mi
4112 N 48th St Unit 4 Omaha, NE	2.0	1.0	850	$899	$1.06	87d	1	0.42mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	98d	1	0.45mi
4813 Boyd St Unit 48233 Omaha, NE	1.0	1.0	700	$750	$1.07	0d	1	0.49mi
4902 Ruggles St Omaha, NE	3.0	1.0	1196	$1,650	$1.38	7d	1	0.49mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	119d	1	0.56mi
4266 Maple St Omaha, NE	3.0	1.0	978	$1,395	$1.43	85d	1	0.56mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	139d	1	0.57mi
3210 N 38th St Unit 2 Omaha, NE	2.0	1.0	900	$1,400	$1.56	7d	1	0.58mi
4745 Meredith Ave Omaha, NE	3.0	1.0	1324	$1,600	$1.21	71d	1	0.58mi
4020 Binney St Omaha, NE	3.0	1.0	1152	$1,750	$1.52	77d	1	0.58mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$895	$1.19	7d	1	0.60mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	98d	1	0.60mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	119d	1	0.62mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	116d	1	0.68mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	139d	1	0.69mi
4918 Ames Ave Unit 23 Omaha, NE	3.0	1.5	1152	$1,100	$0.95	7d	1	0.69mi
4918 Ames Ave Unit 16 Omaha, NE	1.0	1.0	700	$700	$1.00	77d	1	0.69mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	139d	1	0.70mi
4316 Ohio St Omaha, NE	3.0	1.0	816	$1,455	$1.78	0d	1	0.73mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,400	$1.02	7d	1	0.74mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	139d	1	0.76mi
4517 N 36th Ave Omaha, NE	2.0	2.0	1200	$1,500	$1.25	4d	1	0.79mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	110d	1	0.83mi
3710 N 53rd St Omaha, NE	2.0	1.0	980	$1,475	$1.51	7d	1	0.91mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	110d	1	0.92mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	139d	1	0.93mi
3820 Browne St Omaha, NE	2.0	1.0	700	$1,350	$1.93	87d	1	0.93mi
5112 NW Radial Hwy Unit 5112 Omaha, NE	2.0	1.0	1088	$1,500	$1.38	71d	1	0.99mi

Listing history 35 events

1. 2026-09-23
   days on market $110,000 Active 15 DOM
2. 2026-09-22
   days on market $110,000 Active 14 DOM
3. 2026-09-21
   days on market $110,000 Active 13 DOM
4. 2026-09-20
   days on market $110,000 Active 12 DOM
5. 2026-09-19
   days on market $110,000 Active 11 DOM
6. 2026-09-18
   days on market $110,000 Active 10 DOM
7. 2026-09-17
   days on market $110,000 Active 9 DOM
8. 2026-09-16
   days on market $110,000 Active 8 DOM
9. 2026-09-15
   days on market $110,000 Active 7 DOM
10. 2026-09-14
    days on market $110,000 Active 6 DOM
11. 2026-09-13
    statusdays on market $110,000 Active 5 DOM
12. 2026-09-12
    days on market $110,000 New 4 DOM
13. 2026-09-11
    pricestatusdays on marketlisting id $110,000 New 3 DOM
14. 2026-06-19
    status $115,000 Pending 87 DOM
15. 2026-06-18
    days on market $115,000 Active 87 DOM
16. 2026-06-17
    days on market $115,000 Active 86 DOM
17. 2026-06-16
    days on market $115,000 Active 85 DOM
18. 2026-06-15
    days on market $115,000 Active 84 DOM
19. 2026-06-13
    days on market $115,000 Active 82 DOM
20. 2026-06-10
    days on market $115,000 Active 79 DOM
21. 2026-06-09
    days on market $115,000 Active 78 DOM
22. 2026-06-08
    days on market $115,000 Active 77 DOM
23. 2026-06-07
    days on market $115,000 Active 76 DOM
24. 2026-06-03
    days on market $115,000 Active 72 DOM
25. 2026-06-03
    days on market $115,000 Active 71 DOM
26. 2026-06-01
    days on market $115,000 Active 70 DOM
27. 2026-06-01
    days on market $115,000 Active 69 DOM
28. 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.

29. 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.

30. 2026-03-19
    historical
31. 2026-03-18
    listed $130,000 New
32. 2023-06-21
    soldstatus $77,500 Sold
33. 2023-06-21
    soldstatus $78,000
34. 2023-06-10
    status Pending
35. 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: $1,903 · $159/mo
• Expected delta: +$164/yr (+$14/mo · 9.4%)

ⓘ 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: $16,549
• − Mortgage interest: −$6,162
• − Property taxes: −$1,739
• − Insurance: −$550
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,200
• Taxable income: $2,251
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,323/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

A charming ranch-style home with average condition, requiring minor repairs and maintenance. Fresh paint and landscaping would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet HVAC central · new lt5

Repairs flagged

• Minor roof shingles — Worn but not damaged
• Minor siding — Weathered but not peeling
• Minor HVAC ductwork — Exposed and possibly dusty

Value-add opportunities

• Resale Paint exterior walls — Fresh paint enhances curb appeal ↑
• Both Landscaping — Improved landscaping increases curb appeal and property value ↑
• Rental HVAC cleaning — Clean ductwork improves air quality and tenant satisfaction ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Druid Hill Elementary School F NE #489/502 Nat'l #38,100/41,679 Middle Monroe Middle School F NE #127/128 Nat'l #13,186/14,009 High North High School F NE #247/261 Nat'l #13,542/17,239

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

A Composite livability gradescore 84/100

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 · 625,245 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: 14% of renters

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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%

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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%

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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

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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.