3325 N 41st St · Omaha, NE 68111

$170,000

2 bd · 1.0 ba · 936 sqft · Other public records · 21 Days on market

Built 1924 5,360 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

This property is great for investment or rental. It has a 3 year old roof, newer water heater and furnace. Centrally located close to the Benson Area.

Key facts

• Newer composite deck
• Front porch
• New flooring

Tags

• FRONT PORCH
• FULLY FINISHED BASEMENT
• NEWER COMPOSITE DECK
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW FLOORING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Built in 1924; Not new / not a model
• Construction: Block foundation; Composition roof
• Exterior features: Front porch; Deck; Chain link and wood fencing; City lot (up to 1/4 acre)

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the main floor (approx. 11.8 x 11.3 ft); Second bedroom on the main floor (approx. 11 x 10.6 ft)
• Flooring: Luxury vinyl plank; Wood floors in living and dining rooms
• Bathrooms: Two bathrooms total — one full and one three-quarter; One main-level bathroom and one below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Jack and Jill bath; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.7% below list).
• Recommended offer: $123k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 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); 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 34 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,859 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $81,970
• Equity at exit: $153,149

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $250,504
• Equity at exit: $330,273

Cash invested: $47,600 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$891
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-171

Break-even live

Break-even rent $1,445

Max offer price $139,803

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-123	+0% $-171	+5% $-219	+10% $-267
Rent	-10% $-268	-5% $-219	+0% $-171	+5% $-122	+10% $-74
Rate	-1.0pp $-85	-0.5pp $-128	base $-171	+0.5pp $-215	+1.0pp $-260

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	24d	1	0.10mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	0.11mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	24d	1	0.18mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	24d	1	0.29mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	15d	1	0.34mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	3d	1	0.67mi
2305 John a Creighton Blvd Omaha, NE	2.0	1.0	672	$1,200	$1.79	22d	1	0.71mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	0.76mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	11d	2	0.80mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	24d	1	0.80mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	24d	1	0.80mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	44d	1	0.86mi
1825 NW Radial Hwy Omaha, NE	1.0	1.0	650	$775	$1.19	44d	1	0.95mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.95mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	24d	1	0.97mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	0.97mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	1.04mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	1.07mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	44d	1	1.07mi
4315 Charles St Apt 17 Omaha, NE	1.0	1.0	570	$795	$1.39	3d	1	1.13mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	24d	1	1.15mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	3d	1	1.15mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	15d	1	1.15mi
4157 Hamilton St Unit 7W Omaha, NE	1.0	1.0	600	$750	$1.25	44d	1	1.18mi
4153 Hamilton St Unit 1e Omaha, NE	1.0	1.0	600	$750	$1.25	44d	1	1.19mi
1308 N 40th St Omaha, NE	1.0	1.0	600	$800	$1.33	15d	1	1.22mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	15d	1	1.28mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	3d	1	1.38mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	3d	1	1.38mi
1115 N 48th St Unit 11156 Omaha, NE	1.0	1.0	635	$725	$1.14	15d	1	1.40mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	3d	1	1.42mi
4821 Nicholas St Omaha, NE	2.0	1.0	740	$1,100	$1.49	24d	1	1.46mi
4821 Nicholas St Apt 2 Omaha, NE	2.0	1.0	720	$1,100	$1.53	44d	1	1.46mi
1016 N 47th Ave Unit 1016/16 Omaha, NE	1.0	1.0	625	$745	$1.19	24d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $170,000 Active 21 DOM
2. 2026-06-17
   days on market $170,000 Active 20 DOM
3. 2026-06-16
   days on market $170,000 Active 19 DOM
4. 2026-06-15
   days on market $170,000 Active 18 DOM
5. 2026-06-13
   days on market $170,000 Active 16 DOM
6. 2026-06-10
   days on market $170,000 Active 13 DOM
7. 2026-06-09
   days on market $170,000 Active 12 DOM
8. 2026-06-08
   days on market $170,000 Active 11 DOM
9. 2026-06-07
   days on market $170,000 Active 10 DOM
10. 2026-06-03
    days on market $170,000 Active 6 DOM
11. 2026-06-03
    statusdays on market $170,000 Active 5 DOM
12. 2026-06-01
    days on market $170,000 New 4 DOM
13. 2026-06-01
    days on market $170,000 New 3 DOM
14. 2026-05-28
    listed $170,000 New
15. 2019-10-29
    soldstatus $45,000 Sold 151-char remark

    Show marketing remark (151 chars)

    This property is great for investment or rental. It has a 3 year old roof, newer water heater and furnace. Centrally located close to the Benson Area.

16. 2019-10-29
    soldstatus $45,000

    Show marketing remark (151 chars)

    This property is great for investment or rental. It has a 3 year old roof, newer water heater and furnace. Centrally located close to the Benson Area.

17. 2019-09-30
    status Pending 151-char remark

    Show marketing remark (151 chars)

    This property is great for investment or rental. It has a 3 year old roof, newer water heater and furnace. Centrally located close to the Benson Area.

18. 2019-09-11
    listed $55,000 Active - New 151-char remark

    Show marketing remark (151 chars)

    This property is great for investment or rental. It has a 3 year old roof, newer water heater and furnace. Centrally located close to the Benson Area.

19. 2019-09-09
    soldstatus $38,500 Sold 228-char remark

    Show marketing remark (228 chars)

    This 1.5 story 2 bedroom is ready for third bedroom on second level. Lots of original wood inside. Currently tenant occupied with good potential for a continued rental income. Furnace 2011, water heater 2015, roof 3 years old.

20. 2019-08-16
    status Pending 228-char remark

    Show marketing remark (228 chars)

    This 1.5 story 2 bedroom is ready for third bedroom on second level. Lots of original wood inside. Currently tenant occupied with good potential for a continued rental income. Furnace 2011, water heater 2015, roof 3 years old.

21. 2019-08-13
    listed $45,000 Active - New 228-char remark

    Show marketing remark (228 chars)

    This 1.5 story 2 bedroom is ready for third bedroom on second level. Lots of original wood inside. Currently tenant occupied with good potential for a continued rental income. Furnace 2011, water heater 2015, roof 3 years old.

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,941 · $245/mo
• Expected delta: +$791/yr (+$66/mo · 36.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,743
• − Mortgage interest: −$9,523
• − Property taxes: −$2,150
• − Insurance: −$850
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,945
• Taxable loss: −$5,084
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $-831/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

+277.8% since first listed

8 events — show timeline

• 2026-05-28 Listed $170,000 GPRMLS
• 2019-10-29 Sold (Public Records) $45,000 Public Records
• 2019-10-29 Sold (MLS) $45,000 GPRMLS
• 2019-09-30 Pending — GPRMLS
• 2019-09-11 Listed $55,000 GPRMLS
• 2019-09-09 Sold (MLS) $38,500 GPRMLS
• 2019-08-16 Pending — GPRMLS
• 2019-08-13 Listed $45,000 GPRMLS

Property tax history

+18.5%/yr

Latest (2025): $2,150 · -1.4% YoY. Source: county tax records.