4521 Reddick Ave · Omaha, NE 68152

$110,000

3 bd · 1.0 ba · 973 sqft · SingleFamily public records

Built 1956 6,534 sqft lot Est $181k · 39% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 6,534 sq ft lot
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.5% 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: Wakonda Elementary School (math 12% / reading 22%, grade F, #471 of 502 statewide, top 95%, 325 students, 0% FRL); Nathan Hale Magnet Middle School (math 13% / reading 18%, grade F, #125 of 128 statewide, top 98%, 620 students, 0% FRL); Northwest High School (math 8% / reading 14%, grade F, #256 of 261 statewide, top 98%, 1,593 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: 47 active listings in the ZIP; 20 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1956 — 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $180,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6320 N 42nd St	0.29mi	3/1.0	936 (-4%)	2mo	$195,000	$208	79
4511 Laurel Ave	0.33mi	3/1.0	912 (-6%)	1mo	$170,000	$186	73
4552 Ogden Ave	0.56mi	3/1.0	975 (+0%)	2mo	$100,500	$103	72
4237 Curtis Ave	0.23mi	3/1.0	864 (-11%)	2mo	$134,900	$156	69
4026 Curtis Ave	0.38mi	3/1.0	909 (-7%)	8mo	$135,000	$149	64
4502 Jaynes St	0.51mi	3/1.0	912 (-6%)	7mo	$175,000	$192	60
5401 N 45th Ave N	0.65mi	3/1.0	912 (-6%)	2mo	$128,500	$141	58
5324 N 46th St	0.65mi	4/1.0 (+1)	1,008 (+4%)	3mo	$110,000	$109	56
5209 Curtis Ave	0.72mi	3/1.0	1,032 (+6%)	2mo	$200,000	$194	55
6336 N 37th St	0.67mi	3/2.0	986 (+1%)	10mo	$185,000	$188	54
5433 N 45th Ave	0.57mi	3/1.5	912 (-6%)	10mo	$195,000	$214	53
3714 Crown Point Ave	0.70mi	2/1.0 (-1)	1,034 (+6%)	7mo	$160,000	$155	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,836
• Equity at exit: $16,401

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $12,559
• Equity at exit: $9,511

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 →

ZIP-level market 68152

• Home prices YoY: -30.8%
• Active inventory: 47
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$577
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $204

Break-even live

Break-even rent $958

Max offer price $110,000

Occupancy floor 78%

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
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.41mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	0.41mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	0.42mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	23d	1	0.60mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	0.63mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,500	$1.92	1d	1	0.99mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	1d	1	1.18mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	1.18mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	43d	1	1.18mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.20mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.27mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.28mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	43d	1	1.34mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	1.41mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	43d	1	1.42mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	10d	2	1.44mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	23d	1	1.44mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	23d	1	1.44mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	2d	1	1.47mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	14d	1	1.48mi

Listing history 1 events

1. 2026-06-18
   listed $110,000 Pending

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$293/yr (+$24/mo · 18.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $14,591
• − Mortgage interest: −$6,162
• − Property taxes: −$1,610
• − Insurance: −$550
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,200
• Taxable income: $734
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,268/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
• City population: 552,986
• Population (ZIP): 6,766

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 (69%)
• Race & ethnicity: White 69% Black 17% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Portuguese 3% Italian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -123.49%
• Current HPI: 277.4689
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-10 Listing Removed — GPRMLS
• 2026-06-03 Listed $110,000 GPRMLS

Property tax history

+6.2%/yr

Latest (2025): $1,610 · +45.1% YoY. Source: county tax records.