4402 N 53rd St · Omaha, NE 68104

$185,000

2 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 23 Days on market

Built 1954 5,750 sqft lot Est $224k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Dreaming about a walkout ranch? This 3-bed, 2-bath, 1-car-garage beauty has been recently remodeled just for YOU. Walking in, you will be greeted by the expansive living room bathed in natural light from large windows and stunning LVP floors throughout. Your chef's dreams will finally come true as the kitchen is equipped with all-new appliances, ample counter and cabinet space, and plenty of room for your dining table. With direct access to your garage, unloading groceries will never feel like a chore again. The main floor is completed with 3 large bedrooms, one being the primary, and a lovely full bathroom with tiled shower surround. The walkout basement opens up a whole new level of possi

Key facts

• Large windows
• Ample counter space
• Walkout ranch

Tags

• WALKOUT RANCH
• EXPANSIVE LIVING ROOM
• LARGE WINDOWS
• STUNNING LVP FLOORS
• ALL-NEW APPLIANCES
• AMPLE COUNTER SPACE

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new / not a model; Main and below-grade finished living areas (above grade and below grade finished areas equal)
• Construction: Wood siding exterior; Composition roof; Block foundation; Built in 1954
• Exterior features: Partial fencing; City lot up to 1/4 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the main floor
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Walk-out access basement; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $45 ($542/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 $159k (14.0% below list).
• Recommended offer: $159k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 181 active listings in the ZIP; 21 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 32% 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 $6k 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 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $185k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,056 (14.0% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $223,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3922 N 52nd St	0.23mi	2/2.5	1,679 (+2%)	3mo	$270,000	$161	81
4905 N 59th St	0.47mi	3/2.5 (+1)	1,653 (+0%)	4mo	$219,000	$132	67
3544 N 53 St	0.46mi	3/1.5 (+1)	1,591 (-3%)	2mo	$225,000	$141	64
4543 N 60 Ave	0.50mi	3/2.0 (+1)	1,706 (+4%)	3mo	$215,000	$126	63
5236 Ames Ave	0.08mi	3/2.0 (+1)	1,400 (-15%)	5mo	$190,000	$136	62
5824 Larimore Ave	0.41mi	3/1.0 (+1)	1,780 (+8%)	3mo	$195,000	$110	55
5020 Bedford Ave	0.73mi	3/2.0 (+1)	1,607 (-2%)	4mo	$205,000	$128	54
5004 N 48th St	0.69mi	3/1.5 (+1)	1,683 (+2%)	5mo	$215,000	$128	53
4818 Grand Ave	0.61mi	3/2.0 (+1)	1,510 (-8%)	2mo	$102,000	$68	51
4624 N 61 St	0.59mi	3/3.0 (+1)	1,542 (-6%)	3mo	$237,000	$154	51
4851 Browne St	0.66mi	3/1.5 (+1)	1,557 (-5%)	5mo	$235,000	$151	49
3414 N 49 St	0.74mi	3/1.5 (+1)	1,448 (-12%)	4mo	$235,000	$162	36

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-28,153
• Equity at exit: $27,584

10-year hold

• IRR: -7.9%
• Equity multiple: 0.52×
• Total profit: $-25,069
• Equity at exit: $15,995

Cash invested: $51,800 (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 68104

• Rents YoY: 2.4%
• Active inventory: 181
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$970
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $45

Break-even live

Break-even rent $1,533

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $98	+0% $45	+5% $-7	+10% $-60
Rent	-10% $-81	-5% $-18	+0% $45	+5% $108	+10% $171
Rate	-1.0pp $138	-0.5pp $92	base $45	+0.5pp $-3	+1.0pp $-52

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	4d	1	0.17mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	0.47mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	25d	1	0.67mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	0.69mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	0.77mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	12d	1	0.79mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	13d	1	0.81mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	13d	1	0.81mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	21d	1	0.86mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	0.95mi
6405 Parkview Ln Omaha, NE	3.0	1.5	1718	$1,950	$1.14	45d	1	0.96mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	1.01mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	25d	1	1.05mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	4d	1	1.06mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	4d	6	1.06mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	1.07mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	4d	1	1.11mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	45d	1	1.15mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	23d	1	1.26mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	45d	1	1.36mi
7323 Ames Cir Unit 7225 Omaha, NE	2.0	2.0	1632	$1,250	$0.77	4d	1	1.48mi

Listing history 34 events

1. 2026-06-21
   days on market $185,000 Active 23 DOM
2. 2026-06-18
   days on market $185,000 Active 20 DOM
3. 2026-06-17
   price $185,000 Active 19 DOM
4. 2026-06-17
   days on market $189,500 Active 19 DOM
5. 2026-06-16
   days on market $189,500 Active 18 DOM
6. 2026-06-15
   days on market $189,500 Active 17 DOM
7. 2026-06-13
   days on market $189,500 Active 15 DOM
8. 2026-06-10
   pricedays on market $189,500 Active 12 DOM
9. 2026-06-09
   days on market $195,000 Active 11 DOM
10. 2026-06-08
    days on market $195,000 Active 10 DOM
11. 2026-06-07
    days on market $195,000 Active 9 DOM
12. 2026-06-03
    statusdays on market $195,000 Active 5 DOM
13. 2026-06-03
    days on market $195,000 New 4 DOM
14. 2026-06-01
    days on market $195,000 New 3 DOM
15. 2026-06-01
    days on market $195,000 New 2 DOM
16. 2026-05-21
    historical
17. 2026-05-19
    listed $195,000 New
18. 2026-05-19
    listed $195,000 New
19. 2025-06-24
    historical
20. 2025-05-11
    listed $215,000 New
21. 2024-11-21
    soldstatus $115,000
22. 2024-10-07
    soldstatus $60,000
23. 2005-05-02
    soldstatus $94,000
24. 2005-03-30
    historical
25. 2005-03-08
    listed $94,500
26. 2004-05-03
    soldstatus $86,000
27. 2004-04-26
    soldstatus $86,000
28. 2004-03-14
    historical
29. 2004-03-05
    listed $82,500
30. 2003-11-30
    historical
31. 2003-08-30
    listed $89,950
32. 2003-01-02
    soldstatus $52,300
33. 2002-12-06
    historical
34. 2002-09-26
    listed $51,300

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $3,200 · $267/mo
• Expected delta: +$1,231/yr (+$103/mo · 62.5%)

ⓘ 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: $19,087
• − Mortgage interest: −$10,363
• − Property taxes: −$1,970
• − Insurance: −$925
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,382
• Taxable loss: −$2,607
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $1,167/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

+280.1% since first listed

19 events — show timeline

• 2026-05-21 Listing Removed — GPRMLS
• 2026-05-19 Listed $195,000 GPRMLS
• 2026-05-19 Listed $195,000 GPRMLS
• 2025-06-24 Listing Removed — GPRMLS
• 2025-05-11 Listed $215,000 GPRMLS
• 2024-11-21 Sold (Public Records) $115,000 Public Records
• 2024-10-07 Sold (Public Records) $60,000 Public Records
• 2005-05-02 Sold (MLS) $94,000 GPRMLS
• 2005-03-30 Listing Removed — GPRMLS
• 2005-03-08 Listed $94,500 GPRMLS
• 2004-05-03 Sold (Public Records) $86,000 Public Records
• 2004-04-26 Sold (MLS) $86,000 GPRMLS
• 2004-03-14 Listing Removed — GPRMLS
• 2004-03-05 Listed $82,500 GPRMLS
• 2003-11-30 Listing Removed — GPRMLS
• 2003-08-30 Listed $89,950 GPRMLS
• 2003-01-02 Sold (MLS) $52,300 GPRMLS
• 2002-12-06 Listing Removed — GPRMLS
• 2002-09-26 Listed $51,300 GPRMLS

Property tax history

+3.9%/yr

Latest (2025): $1,970 · +13.7% YoY. Source: county tax records.