2808 N 49 Ave · Omaha, NE 68104

$165,000

2 bd · 1.0 ba · 1,274 sqft · Other public records

Built 1926 3,920 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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• 3,920 sq ft lot
• Built 1926

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (8.0% below list).
• Recommended offer: $152k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 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 (+2.4%/yr); 181 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,824 (8.0% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-24,179
• Equity at exit: $24,602

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-20,416
• Equity at exit: $14,266

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 68104

• Rents YoY: 2.4%
• Active inventory: 181
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$865
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $55

Break-even live

Break-even rent $1,448

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $102	+0% $55	+5% $9	+10% $-38
Rent	-10% $-65	-5% $-5	+0% $55	+5% $115	+10% $175
Rate	-1.0pp $138	-0.5pp $97	base $55	+0.5pp $12	+1.0pp $-31

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	0.11mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	0.11mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	21d	1	0.52mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	0.61mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	12d	1	0.63mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	0.66mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	0.69mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	25d	1	0.80mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	4d	1	0.81mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	45d	1	0.82mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	4d	1	0.89mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	16d	1	0.91mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	25d	1	0.96mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	0.96mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	0.97mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	4d	1	0.98mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	25d	1	1.00mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	13d	1	1.01mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	4d	6	1.05mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	45d	1	1.07mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	13d	1	1.09mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	45d	1	1.09mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	45d	1	1.12mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	1.12mi
6066 Charles St Omaha, NE	2.0	1.0	910	$1,700	$1.87	21d	1	1.17mi
5833 Lafayette Ave Unit 5833 Omaha, NE	2.0	1.0	900	$1,295	$1.44	25d	1	1.19mi
1210 N 60th St Unit 4 Omaha, NE	2.0	1.0	900	$1,400	$1.56	45d	1	1.22mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	4d	1	1.24mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	4d	1	1.25mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	4d	1	1.30mi
2316 N 65th Ave Omaha, NE	2.0	1.5	884	$1,500	$1.70	23d	1	1.30mi
4903 Underwood Ave Unit 11 Omaha, NE	2.0	1.0	950	$1,300	$1.37	45d	1	1.34mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	16d	1	1.35mi
4918 California St Omaha, NE	3.0	1.0	1369	$1,695	$1.24	25d	1	1.36mi
5016 California St #12 Omaha, NE	2.0	2.0	1084	$1,600	$1.48	25d	1	1.36mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	16d	1	1.47mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	23d	1	1.48mi
406 N 49th St Unit 5 Omaha, NE	2.0	2.0	1000	$1,199	$1.20	25d	1	1.48mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	4d	1	1.48mi

Listing history 1 events

1. 2026-06-22
   listed $165,000 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: $2,522 · $210/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$333/yr (+$28/mo · 13.2%)

ⓘ 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 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: $18,219
• − Mortgage interest: −$9,243
• − Property taxes: −$2,522
• − Insurance: −$825
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,800
• Taxable loss: −$2,085
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,163/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 2%

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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

2 events — show timeline

• 2026-06-10 Listing Removed — GPRMLS
• 2026-06-03 Listed $165,000 GPRMLS

Property tax history

+5.4%/yr

Latest (2025): $2,522 · +54.4% YoY. Source: county tax records.