6217 N 46th Ave · Omaha, NE 68104

$157,900

2 bd · 2.0 ba · 1,742 sqft · Other public records · 41 Days on market

Built 1963 9,936 sqft lot $91/sqft · 7% below area Est $180k · 13% 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 +19.7/30.0
• ARV discount +13.1/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• 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 MLS

This home makes a monumental impression before you even enter! Featuring a 2 car garage; Breeze in through the front door to a large living area with a beautiful gas fireplace. Upstairs, a large master suite awaits featuring a private bathroom. The enormous basement is perfect for entertaining! 3 season room is great for relaxing Spring, Summer, and Fall. Freshly painted walls throughout this home make it ready for your personal touches!

Key facts

• 9,936 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Detached garage (2 spaces); 2 covered parking spaces, total 2 parking spaces
• Utilities: Public water; Electricity available / electric on property
• Home design: Single-family residence; One-and-a-half story; Not new / not a model; Below-grade finished area included (finished basement)
• Construction: Built in 1963; Aluminum siding; Composition roof; Block foundation
• Exterior features: Chain-link fence; Corner lot; Lot approximately 0.23 acres

Interior

• Kitchen: Range
• Bedrooms: Primary bedroom on main floor (approximately 16.6 x 15.9)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Central vacuum; Direct-vent gas fireplace (1)
• Laundry & utility: Finished basement (additional finished area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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); 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 (+2.4%/yr); 172 active listings in the ZIP; 10 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 33% 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

• It's been on market 41 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $88k; list at $158k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $153,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $180,474
• List price: $157,900
• Delta: -12.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,831
• Equity at exit: $23,543

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,921
• Equity at exit: $13,652

Cash invested: $44,212 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$828
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $185

Break-even live

Break-even rent $1,439

Max offer price $157,900

Occupancy floor 84%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	44d	1	0.06mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	0.57mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	0.74mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	2d	1	0.99mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	10d	1	1.04mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.08mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	24d	1	1.13mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	1.30mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	1.36mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $157,900 Active 41 DOM
2. 2026-06-17
   days on market $157,900 Active 40 DOM
3. 2026-06-16
   days on market $157,900 Active 39 DOM
4. 2026-06-15
   days on market $157,900 Active 38 DOM
5. 2026-06-13
   days on market $157,900 Active 36 DOM
6. 2026-06-10
   days on market $157,900 Active 33 DOM
7. 2026-06-09
   days on market $157,900 Active 32 DOM
8. 2026-06-08
   days on market $157,900 Active 31 DOM
9. 2026-06-07
   days on market $157,900 Active 30 DOM
10. 2026-06-03
    days on market $157,900 Active 26 DOM
11. 2026-06-03
    days on market $157,900 Active 25 DOM
12. 2026-06-01
    days on market $157,900 Active 24 DOM
13. 2026-06-01
    days on market $157,900 Active 23 DOM
14. 2026-05-08
    listed $157,900 New 431-char remark
15. 2026-05-08
    historical
16. 2026-04-07
    listed $160,000 New
17. 2026-02-19
    soldstatus $87,644
18. 2019-04-01
    soldstatus $79,000
19. 2019-03-27
    soldstatus $79,000 Sold

    Show marketing remark (441 chars)

    This home makes a monumental impression before you even enter! Featuring a 2 car garage; Breeze in through the front door to a large living area with a beautiful gas fireplace. Upstairs, a large master suite awaits featuring a private bathroom. The enormous basement is perfect for entertaining! 3 season room is great for relaxing Spring, Summer, and Fall. Freshly painted walls throughout this home make it ready for your personal touches!

20. 2019-03-04
    status Pending

    Show marketing remark (441 chars)

    This home makes a monumental impression before you even enter! Featuring a 2 car garage; Breeze in through the front door to a large living area with a beautiful gas fireplace. Upstairs, a large master suite awaits featuring a private bathroom. The enormous basement is perfect for entertaining! 3 season room is great for relaxing Spring, Summer, and Fall. Freshly painted walls throughout this home make it ready for your personal touches!

21. 2019-02-21
    listed $79,000 Active - New

    Show marketing remark (441 chars)

    This home makes a monumental impression before you even enter! Featuring a 2 car garage; Breeze in through the front door to a large living area with a beautiful gas fireplace. Upstairs, a large master suite awaits featuring a private bathroom. The enormous basement is perfect for entertaining! 3 season room is great for relaxing Spring, Summer, and Fall. Freshly painted walls throughout this home make it ready for your personal touches!

22. 2018-08-02
    soldstatus $60,000
23. 2013-02-01
    soldstatus $47,500
24. 2012-11-28
    historical
25. 2012-10-26
    listed $49,900
26. 2004-10-07
    soldstatus $75,000
27. 2004-10-05
    soldstatus $75,000
28. 2004-09-07
    historical
29. 2004-05-06
    listed $78,500
30. 1999-08-31
    soldstatus $61,500
31. 1999-08-23
    soldstatus $61,500
32. 1999-08-07
    historical
33. 1999-04-09
    listed $63,950

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥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: $20,082
• − Mortgage interest: −$8,845
• − Property taxes: −$2,918
• − Insurance: −$790
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,593
• Taxable loss: −$276
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,288/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

+146.9% since first listed

20 events — show timeline

• 2026-05-08 Listing Removed — GPRMLS
• 2026-05-08 Listed $157,900 GPRMLS
• 2026-04-07 Listed $160,000 GPRMLS
• 2026-02-19 Sold (Public Records) $87,644 Public Records
• 2019-04-01 Sold (Public Records) $79,000 Public Records
• 2019-03-27 Sold (MLS) $79,000 GPRMLS
• 2019-03-04 Pending — GPRMLS
• 2019-02-21 Listed $79,000 GPRMLS
• 2018-08-02 Sold (Public Records) $60,000 Public Records
• 2013-02-01 Sold (MLS) $47,500 GPRMLS
• 2012-11-28 Listing Removed — GPRMLS
• 2012-10-26 Listed $49,900 GPRMLS
• 2004-10-07 Sold (Public Records) $75,000 Public Records
• 2004-10-05 Sold (MLS) $75,000 GPRMLS
• 2004-09-07 Listing Removed — GPRMLS
• 2004-05-06 Listed $78,500 GPRMLS
• 1999-08-31 Sold (MLS) $61,500 GPRMLS
• 1999-08-23 Sold (Public Records) $61,500 Public Records
• 1999-08-07 Listing Removed — GPRMLS
• 1999-04-09 Listed $63,950 GPRMLS

Property tax history

+10.2%/yr

Latest (2025): $2,918 · +5.0% YoY. Source: county tax records.