4303 Saratoga St · Omaha, NE 68111

$165,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 5 Days on market

Built 1908 6,930 sqft lot Est $140k · 18% over

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Why this score? — see what drove the F 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 +8.6/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Don't miss this charming and beautifully updated 2-bedroom, 1-bath ranch that's move-in ready! This adorable home has been completely remodeled and features refinished hardwood floors, new carpet, updated fixtures, and fresh paint inside and out. You'll love the bright, inviting kitchen and updated bathroom, which blend modern finishes with the home's original character and charm. Large windows provide plenty of natural light throughout. Outside, enjoy a spacious fenced backyard perfect for entertaining, pets, or relaxing evenings. The oversized 1-car garage offers additional storage and workspace. Best of all, the home features a brand-new roof for added peace of mind. Whether you're a fir

Key facts

• Fresh paint
• New carpet
• Updated fixtures

Tags

• REFINISHED HARDWOOD FLOORS
• NEW CARPET
• UPDATED FIXTURES
• FRESH PAINT
• BRIGHT INVITING KITCHEN
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Detached parking; 1 covered parking space / 1 total parking space; 1-car garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Residential property; Not new / not a model; Approximately 1,445 total living area with about 884 above grade and 561 below grade finished
• Construction: Built in 1908; Asbestos construction materials; Composition roof; Block foundation
• Exterior features: Patio; Enclosed porch; Chain link and partial fencing; City lot up to 1/4 acre (approx. 0.15 acres, 126 x 55)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main floor; Additional bedroom(s) on the main floor
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Daylight, partial, and partially finished basement with other window(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (31.1% below list).
• Recommended offer: $114k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Central Park Elementary School (math 12% / reading 17%, grade F, #484 of 502 statewide, top 97%, 359 students, 0% FRL); Nathan Hale Magnet Middle School (math 13% / reading 18%, grade F, #125 of 128 statewide, top 98%, 620 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); 139 active listings in the ZIP; 30 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 32% 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 $18k of equity ($1k loan paydown + $16k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,738 (31.1% 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 1908 — 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: 0.69% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $139,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5401 N 45th Ave N	0.31mi	3/1.0 (+1)	912 (+3%)	2mo	$128,500	$141	74
3959 N 40th St	0.65mi	2/1.0	870 (-2%)	0mo	$108,000	$124	67
5328 Fontenelle	0.29mi	2/1.0	768 (-13%)	1mo	$169,900	$221	63
4511 Laurel Ave	0.59mi	3/1.0 (+1)	912 (+3%)	1mo	$170,000	$186	61
4643 Larimore Ave	0.30mi	3/1.0 (+1)	793 (-10%)	3mo	$150,000	$189	61
4609 Fowler Ave	0.29mi	3/1.0 (+1)	979 (+11%)	3mo	$163,000	$166	61
4552 Ogden Ave	0.39mi	3/1.0 (+1)	975 (+10%)	2mo	$100,500	$103	58
3926 N 39th St	0.73mi	2/1.0	912 (+3%)	3mo	$78,500	$86	58
4540 Fowler Ave	0.24mi	3/1.0 (+1)	759 (-14%)	4mo	$162,000	$213	57
3730 Himebaugh Ave	0.69mi	2/1.0	806 (-9%)	4mo	$125,000	$155	50
3936 N 40th St	0.68mi	2/1.0	768 (-13%)	2mo	$110,000	$143	45
3940 N 38 St	0.74mi	2/1.0	780 (-12%)	1mo	$123,000	$158	45

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $80,942
• Equity at exit: $148,645

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $245,972
• Equity at exit: $320,559

Cash invested: $46,200 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$865
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-143

Break-even live

Break-even rent $1,319

Max offer price $139,677

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	0.51mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.52mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	0.56mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	0.59mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	44d	1	0.59mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	24d	1	0.60mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	3d	1	0.60mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	44d	1	0.65mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	44d	1	0.65mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	24d	1	0.66mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	24d	1	0.66mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	0.66mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	24d	1	0.83mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	14d	1	0.95mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	24d	1	0.96mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	0.99mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	1.02mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	1.06mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	14d	1	1.09mi
4623 N 56th St Unit 15 Omaha, NE	1.0	1.0	550	$735	$1.34	3d	1	1.13mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	44d	1	1.14mi
4625 N 56th St Unit 21 Omaha, NE	1.0	1.0	550	$750	$1.36	44d	1	1.14mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	44d	1	1.16mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	24d	1	1.16mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	24d	1	1.20mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	24d	1	1.20mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	1.36mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	3d	1	1.37mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	44d	1	1.39mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	2d	1	1.41mi

Listing history 3 events

1. 2026-06-08
   statusdays on market $165,000 Pending 5 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $165,000 New 4 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: $1,294 · $108/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$1,560/yr (+$130/mo · 120.6%)

ⓘ 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: $13,649
• − Mortgage interest: −$9,243
• − Property taxes: −$1,294
• − Insurance: −$825
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$4,800
• Taxable loss: −$4,697
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-593/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

1 event — show timeline

• 2026-06-03 Listed $165,000 GPRMLS

Property tax history

+8.7%/yr

Latest (2025): $1,294 · +9.2% YoY. Source: county tax records.