4431 N 60th Ave · Omaha, NE 68104

$150,000

3 bd · 0.5 ba · 1,912 sqft · SingleFamily · 134 Days on market

Built 1928 9,148 sqft lot Est $241k · 38% under ↓ 43% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

Listing remarks

This versatile property, formerly a 3-bedroom, 1-bathroom residence, is now zoned for commercial use, offering endless possibilities. With over 1,500 square feet of space on the main level, there's plenty of room to customize the layout to suit your needs. A kitchen and shower can be easily added to enhance the property's functionality, making it perfect for a variety of uses. Plus, there's an additional 1,000+ square feet in the basement that can be finished to suit any vision. New owner could contact the city to obtain a Conditional use permit so it can be used for residential, if desired.

Key facts

• Basement potential
• Commercial zoning
• 9,148 sq ft lot

Tags

• COMMERCIAL ZONING
• BASEMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Fontenelle Elementary School (math 8% / reading 16%, grade F, #489 of 502 statewide, top 98%, 457 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); 172 active listings in the ZIP; 15 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).
• This rent runs 36% 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 $4k 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

• It's been on market 134 days — a 12% lower offer ($132k) 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $240,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5824 Larimore Ave	0.24mi	3/1.0	1,780 (-7%)	3mo	$195,000	$110	73
5008 N 64th St	0.46mi	3/2.0	1,920 (+0%)	1mo	$255,000	$133	71
4543 N 60 Ave	0.14mi	3/2.0	1,706 (-11%)	3mo	$215,000	$126	67
4919 N 64th St	0.43mi	4/1.0 (+1)	1,760 (-8%)	3mo	$212,000	$120	57
6148 Pinkney St	0.61mi	3/2.0	2,014 (+5%)	1mo	$230,000	$114	56
3842 N 65 Ave	0.52mi	3/2.0	2,046 (+7%)	4mo	$220,000	$108	55
3514 N 56th St	0.63mi	3/2.0	1,983 (+4%)	5mo	$189,500	$96	54
4905 N 59th St	0.32mi	3/2.5	1,653 (-14%)	4mo	$219,000	$132	51
5548 N 61 St	0.65mi	3/1.5	1,778 (-7%)	4mo	$190,000	$107	50
3955 N 54 St	0.49mi	4/2.0 (+1)	1,754 (-8%)	2mo	$227,000	$129	50
5626 Fowler Ave	0.30mi	4/2.0 (+1)	1,626 (-15%)	5mo	$255,000	$157	46
3922 N 52nd St	0.59mi	2/2.5 (-1)	1,679 (-12%)	3mo	$270,000	$161	37

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-937
• Equity at exit: $22,365

10-year hold

• IRR: 8.4%
• Equity multiple: 1.62×
• Total profit: $26,120
• Equity at exit: $12,969

Cash invested: $42,000 (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: 172
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $385

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	2d	1	0.47mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	11d	1	0.58mi
6405 Parkview Ln Omaha, NE	3.0	1.5	1718	$1,950	$1.14	43d	1	0.67mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	10d	1	0.83mi
6547 Bedford Ave Omaha, NE	4.0	2.0	2500	$1,795	$0.72	14d	1	0.84mi
7323 Ames Cir Unit 7225 Omaha, NE	2.0	2.0	1632	$1,250	$0.77	2d	1	1.01mi
6029 Nebraska Ave Omaha, NE	4.0	2.0	1840	$2,000	$1.09	23d	1	1.11mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	1.11mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.17mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	1.25mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.27mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	1.36mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	1.37mi
6605 N 65th St Omaha, NE	3.0	1.5	1494	$1,800	$1.20	43d	1	1.40mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	1.49mi

Listing history 9 events

1. 2025-02-12
   status Pending
2. 2024-10-01
   listed $150,000 New
3. 2022-02-03
   historical
4. 2022-01-25
   price $155,000
5. 2021-12-27
   listed $165,000 Active - New
6. 2021-11-20
   historical
7. 2021-11-05
   price $239,000
8. 2021-11-05
   price $249,000
9. 2021-10-19
   listed $265,000 Active - New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,592
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,364
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $4,049/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

-43.4% since first listed

9 events — show timeline

• 2025-02-12 Pending — GPRMLS
• 2024-10-01 Listed $150,000 GPRMLS
• 2022-02-03 Listing Removed — GPRMLS
• 2022-01-25 Price Changed $155,000 GPRMLS
• 2021-12-27 Listed $165,000 GPRMLS
• 2021-11-20 Listing Removed — GPRMLS
• 2021-11-05 Price Changed $239,000 GPRMLS
• 2021-11-05 Price Changed $249,000 GPRMLS
• 2021-10-19 Listed $265,000 GPRMLS