2850 Meredith Ave · Omaha, NE 68111

$160,000

3 bd · 1.0 ba · 1,792 sqft · Other public records · 26 Days on market

Built 1914 3,920 sqft lot

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Why this score? — see what drove the B- 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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Affordable opportunity with low-maintenance vinyl siding on a desirable corner lot! This 1.5-story home is perfect for a first-time buyer or investor looking to add to their portfolio. Featuring 3 bedrooms plus a bonus office space, the spacious upstairs primary suite includes a full bath and walk-in closet currently used as a non-conforming 4th bedroom. Two additional bedrooms and a full bath are conveniently located on the main level. Enjoy a functional kitchen with main-floor laundry, formal dining area, and cozy living room perfect for relaxing. Laminate flooring runs throughout, complemented by impressive 9+ ft ceilings on the main floor. Home also includes a radon mitigation system, t

Key facts

• Bonus office space
• Walk-in closet
• Full bath

Tags

• LOW-MAINTENANCE VINYL SIDING
• CORNER LOT
• BONUS OFFICE SPACE
• FULL BATH
• WALK-IN CLOSET
• MAIN-FLOOR LAUNDRY

Property features AI

Finance

• Other: Approximately 1,372 square feet of living area; Lot roughly 0.09 acre (approx. 112 x 36)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Built in 1914
• Construction: Block foundation
• Exterior features: Front porch; Full wood privacy fencing

Interior

• Kitchen: Kitchen located on main floor
• Bedrooms: Master bedroom on 2nd floor; Additional bedrooms on main floor; Office on second level
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Unfinished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/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: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $160k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.7

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $109,845
• Equity at exit: $144,141

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $306,622
• 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: 139
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$839
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $351

Break-even live

Break-even rent $1,283

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $442	-5% $396	+0% $351	+5% $306	+10% $260
Rent	-10% $214	-5% $283	+0% $351	+5% $419	+10% $487
Rate	-1.0pp $432	-0.5pp $392	base $351	+0.5pp $309	+1.0pp $267

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	15d	1	0.30mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	44d	1	0.57mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	44d	1	0.59mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	44d	1	0.75mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	24d	1	0.84mi
3188 Stone Ave Omaha, NE	4.0	2.0	2285	$2,050	$0.90	44d	1	0.95mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.00mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	1.23mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	1.34mi
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	44d	1	1.40mi

Listing history 21 events

1. 2026-06-18
   days on market $160,000 Active 26 DOM
2. 2026-06-17
   days on market $160,000 Active 25 DOM
3. 2026-06-16
   days on market $160,000 Active 24 DOM
4. 2026-06-15
   days on market $160,000 Active 23 DOM
5. 2026-06-13
   days on market $160,000 Active 21 DOM
6. 2026-06-10
   days on market $160,000 Active 18 DOM
7. 2026-06-09
   days on market $160,000 Active 17 DOM
8. 2026-06-08
   days on market $160,000 Active 16 DOM
9. 2026-06-07
   days on market $160,000 Active 15 DOM
10. 2026-06-03
    days on market $160,000 Active 11 DOM
11. 2026-06-03
    days on market $160,000 Active 10 DOM
12. 2026-06-01
    days on market $160,000 Active 9 DOM
13. 2026-06-01
    days on market $160,000 Active 8 DOM
14. 2026-05-23
    listed $160,000 New
15. 2025-12-21
    historical
16. 2025-09-18
    listed $150,000 New
17. 2021-03-04
    historical
18. 2021-02-06
    price $92,500
19. 2021-01-29
    listed $100,000 Active - New
20. 2007-06-26
    soldstatus $45,000
21. 2002-11-13
    soldstatus $46,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$1,474/yr (+$123/mo · 113.9%)

ⓘ 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: $20,727
• − Mortgage interest: −$8,962
• − Property taxes: −$1,294
• − Insurance: −$800
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,655
• Taxable income: $1,699
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,804/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

+247.8% since first listed

8 events — show timeline

• 2026-05-23 Listed $160,000 GPRMLS
• 2025-12-21 Listing Removed — GPRMLS
• 2025-09-18 Listed $150,000 GPRMLS
• 2021-03-04 Listing Removed — GPRMLS
• 2021-02-06 Price Changed $92,500 GPRMLS
• 2021-01-29 Listed $100,000 GPRMLS
• 2007-06-26 Sold (Public Records) $45,000 Public Records
• 2002-11-13 Sold (Public Records) $46,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,294 · +1.1% YoY. Source: county tax records.