3316 Fowler Ave · Omaha, NE 68111

$160,000

4 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 52 Days on market

Built 2002 6,534 sqft lot $136/sqft · 7% above area Est $149k · 7% over

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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 +20.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

BUILT IN 2002, THIS CUTE HOME IS IN COMPLETE MOVE-IN CONDITION. 4 BEDROOMS, MAIN FLOOR LAUNDRY, VINYL SIDING, FENCE YARD. WITH ITS WARM SENSE OF COMMUNITY, AND ONLY MOMENTS TO COMMUNITY COLLEGE, SHOPS, EATERIES, TRANSPORT, AND INTERSTATE US 75, THIS HOME PROVIDES ALL THE ELEMENTS FOR RELAXING, COMFORTABLE AND EASY-CARE LIVING.

Key facts

• 6,534 sq ft lot
• Built 2002
• Listed 52 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Built in 2002; One-story entry with main-floor living
• Construction: Concrete perimeter foundation
• Exterior features: Deck; Chain-link fencing; Lot approximately 0.15 acres (54 x 128)

Interior

• Bedrooms: Master bedroom on the main floor; Other bedrooms on the main floor
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: No fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Skinner Magnet Center (math 2% / reading 8%, grade F, #500 of 502 statewide, top 100%, 435 students, 0% FRL); Mc Millan Magnet Middle School (math 12% / reading 20%, grade F, #124 of 128 statewide, top 97%, 751 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); 140 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• At $1,663/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k 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.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $149,312
• List price: $160,000
• Delta: 7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3173 Fowler Ave	0.10mi	3/1.0 (-1)	1,200 (+2%)	7mo	$129,000	$108	82
3468 Fowler Cir	0.14mi	3/1.5 (-1)	1,220 (+3%)	1mo	$225,000	$184	80
3465 Grand Ave	0.16mi	3/1.0 (-1)	1,256 (+6%)	7mo	$156,000	$124	71
2917 Fowler Ave	0.31mi	3/1.0 (-1)	1,232 (+4%)	6mo	$110,000	$89	68
5208 N 28th Ave	0.50mi	3/1.0 (-1)	1,150 (-2%)	2mo	$130,000	$113	66
3312 Camden Ave	0.31mi	3/2.0 (-1)	1,090 (-8%)	4mo	$189,000	$173	61
5320 N 28th Ave	0.57mi	4/1.5	1,258 (+7%)	4mo	$185,000	$147	57
4918 N 27th St	0.55mi	3/1.0 (-1)	1,122 (-5%)	8mo	$95,000	$85	54
4026 Camden Ave	0.67mi	3/1.0 (-1)	1,094 (-7%)	4mo	$152,500	$139	49
4018 N 26 St	0.74mi	4/2.0	1,277 (+8%)	2mo	$240,000	$188	46
5302 N 39th Cir	0.60mi	3/2.0 (-1)	1,300 (+10%)	5mo	$120,000	$92	42
4331 N 41st St	0.67mi	3/1.0 (-1)	1,024 (-13%)	2mo	$163,000	$159	40

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: 28.5%
• Equity multiple: 3.26×
• Total profit: $101,111
• Equity at exit: $144,141

10-year hold

• IRR: 24.9%
• Equity multiple: 7.43×
• Total profit: $287,874
• Equity at exit: $310,845

Cash invested: $44,800 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 140
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$839
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $213

Break-even live

Break-even rent $1,393

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $304	-5% $259	+0% $213	+5% $168	+10% $123
Rent	-10% $82	-5% $148	+0% $213	+5% $279	+10% $345
Rate	-1.0pp $294	-0.5pp $254	base $213	+0.5pp $172	+1.0pp $130

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	23d	1	0.58mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	45d	1	0.83mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	0.88mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	25d	1	0.96mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	45d	1	0.98mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	45d	1	1.16mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	45d	1	1.16mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	1.23mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	1.24mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	23d	1	1.24mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	45d	1	1.30mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	45d	1	1.31mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	45d	1	1.34mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	1.34mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	12d	1	1.34mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	1.37mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	1.41mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	45d	1	1.41mi
4706 Kansas Ave Omaha, NE	5.0	2.0	1412	$1,750	$1.24	16d	1	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 52 DOM
2. 2026-06-18
   days on market $160,000 Active 49 DOM
3. 2026-06-17
   days on market $160,000 Active 48 DOM
4. 2026-06-16
   days on market $160,000 Active 47 DOM
5. 2026-06-15
   days on market $160,000 Active 46 DOM
6. 2026-06-13
   days on market $160,000 Active 44 DOM
7. 2026-06-10
   days on market $160,000 Active 41 DOM
8. 2026-06-09
   days on market $160,000 Active 40 DOM
9. 2026-06-08
   days on market $160,000 Active 39 DOM
10. 2026-06-07
    days on market $160,000 Active 38 DOM
11. 2026-06-03
    days on market $160,000 Active 34 DOM
12. 2026-06-03
    days on market $160,000 Active 33 DOM
13. 2026-06-01
    days on market $160,000 Active 32 DOM
14. 2026-06-01
    days on market $160,000 Active 31 DOM
15. 2026-04-30
    listed $160,000 New 296-char remark
16. 2020-01-21
    soldstatus $80,000
17. 2020-01-17
    soldstatus $80,000 Sold 328-char remark

    Show marketing remark (328 chars)

    BUILT IN 2002, THIS CUTE HOME IS IN COMPLETE MOVE-IN CONDITION. 4 BEDROOMS, MAIN FLOOR LAUNDRY, VINYL SIDING, FENCE YARD. WITH ITS WARM SENSE OF COMMUNITY, AND ONLY MOMENTS TO COMMUNITY COLLEGE, SHOPS, EATERIES, TRANSPORT, AND INTERSTATE US 75, THIS HOME PROVIDES ALL THE ELEMENTS FOR RELAXING, COMFORTABLE AND EASY-CARE LIVING.

18. 2020-01-07
    status Pending 328-char remark

    Show marketing remark (328 chars)

    BUILT IN 2002, THIS CUTE HOME IS IN COMPLETE MOVE-IN CONDITION. 4 BEDROOMS, MAIN FLOOR LAUNDRY, VINYL SIDING, FENCE YARD. WITH ITS WARM SENSE OF COMMUNITY, AND ONLY MOMENTS TO COMMUNITY COLLEGE, SHOPS, EATERIES, TRANSPORT, AND INTERSTATE US 75, THIS HOME PROVIDES ALL THE ELEMENTS FOR RELAXING, COMFORTABLE AND EASY-CARE LIVING.

19. 2019-12-29
    listed $78,000 Active - New 328-char remark

    Show marketing remark (328 chars)

    BUILT IN 2002, THIS CUTE HOME IS IN COMPLETE MOVE-IN CONDITION. 4 BEDROOMS, MAIN FLOOR LAUNDRY, VINYL SIDING, FENCE YARD. WITH ITS WARM SENSE OF COMMUNITY, AND ONLY MOMENTS TO COMMUNITY COLLEGE, SHOPS, EATERIES, TRANSPORT, AND INTERSTATE US 75, THIS HOME PROVIDES ALL THE ELEMENTS FOR RELAXING, COMFORTABLE AND EASY-CARE LIVING.

20. 2008-04-11
    historical
21. 2008-03-12
    listed $65,000

ⓘ 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: $2,334 · $195/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$434/yr (+$36/mo · 18.6%)

ⓘ 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 ≥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: $19,951
• − Mortgage interest: −$8,962
• − Property taxes: −$2,334
• − Insurance: −$800
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,655
• Taxable income: $8
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,557/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

+146.2% since first listed

7 events — show timeline

• 2026-04-30 Listed $160,000 GPRMLS
• 2020-01-21 Sold (Public Records) $80,000 Public Records
• 2020-01-17 Sold (MLS) $80,000 GPRMLS
• 2020-01-07 Pending — GPRMLS
• 2019-12-29 Listed $78,000 GPRMLS
• 2008-04-11 Listing Removed — GPRMLS
• 2008-03-12 Listed $65,000 GPRMLS

Property tax history

+6.1%/yr

Latest (2025): $2,334 · +1.4% YoY. Source: county tax records.