4717 N 18th St · Omaha, NE 68110

$105,000

2 bd · 1.0 ba · 544 sqft · SingleFamily public records · 48 Days on market

Built 1925 5,120 sqft lot $193/sqft · at area comps Est $107k · at est.

---

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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +8.5/15.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Updated interior & Freshly painted exterior! The new laminate floors, updated kitchen, spacious bathroom & designated laundry room will make any tenant ( lucky homeowner) happy! Home also offers a fully fenced back yard with a brand new 6ft wood privacy fence! (Baller!!!) Basement is unfinished & could easily be finished to another living space with its own entrance OR its perfect right now as a storage space you can lock and not have to think about (or pay rent for!) Envision your decorative touches while walking this home.. cause that's all its missing... and You of course! You will love it!

Key facts

• Sump pump
• Main water line
• Foundation wall

Tags

• IMPACT RESISTANT SHINGLE ROOF
• FOUNDATION WALL
• FURNACE
• MAIN WATER LINE
• H2O HEATER
• SUMP PUMP

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence (residential); Not new or model; One-story entry/main floor living (living area above grade)
• Construction: Stucco exterior; Composition roof; Block foundation; Built in 1925
• Exterior features: Porch; Deck; Wood privacy fencing (full); Window coverings

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main floor primary bedroom with window coverings and ceiling fan
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Window cooling unit(s)
• Interior features: Wall-to-wall carpeting in living area and kitchen; Balcony/Deck; Sump pump
• Laundry & utility: Laundry area (features list includes wall-to-wall carpeting and balcony/deck — laundry specifics not detailed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Sherman Elementary School (math 8% / reading 22%, grade F, #482 of 502 statewide, top 96%, 225 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: 45 active listings in the ZIP; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 10953% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $42k; list at $105k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1925 — 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: 1.18% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $107,442
• List price: $105,000
• Delta: -2.27%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4730 N 15 Ave	0.15mi	1/1.0 (-1)	574 (+6%)	6mo	$70,000	$122	73

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,712
• Equity at exit: $15,656

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $25,589
• Equity at exit: $9,078

Cash invested: $29,400 (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 68110

• Home prices YoY: -9.5%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $294

Break-even live

Break-even rent $869

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 48 DOM
2. 2026-06-17
   days on market $105,000 Active 47 DOM
3. 2026-06-16
   days on market $105,000 Active 46 DOM
4. 2026-06-15
   days on market $105,000 Active 45 DOM
5. 2026-06-13
   days on market $105,000 Active 43 DOM
6. 2026-06-10
   days on market $105,000 Active 40 DOM
7. 2026-06-09
   days on market $105,000 Active 39 DOM
8. 2026-06-08
   days on market $105,000 Active 38 DOM
9. 2026-06-07
   days on market $105,000 Active 37 DOM
10. 2026-06-03
    days on market $105,000 Active 33 DOM
11. 2026-06-03
    days on market $105,000 Active 32 DOM
12. 2026-06-01
    days on market $105,000 Active 31 DOM
13. 2026-06-01
    days on market $105,000 Active 30 DOM
14. 2026-05-13
    price $105,000 824-char remark
15. 2026-05-13
    listed $950
16. 2026-05-01
    listed $107,000 New 824-char remark
17. 2021-06-18
    soldstatus $42,000 Sold 624-char remark

    Show marketing remark (624 chars)

    Completely Updated interior & Freshly painted exterior! The new laminate floors, updated kitchen, spacious bathroom & designated laundry room will make any tenant ( lucky homeowner) happy! Home also offers a fully fenced back yard with a brand new 6ft wood privacy fence! (Baller!!!) Basement is unfinished & could easily be finished to another living space with its own entrance OR its perfect right now as a storage space you can lock and not have to think about (or pay rent for!) Envision your decorative touches while walking this home.. cause that's all its missing... and You of course! You will love it!

18. 2021-06-15
    status Pending 624-char remark

    Show marketing remark (624 chars)

    Completely Updated interior & Freshly painted exterior! The new laminate floors, updated kitchen, spacious bathroom & designated laundry room will make any tenant ( lucky homeowner) happy! Home also offers a fully fenced back yard with a brand new 6ft wood privacy fence! (Baller!!!) Basement is unfinished & could easily be finished to another living space with its own entrance OR its perfect right now as a storage space you can lock and not have to think about (or pay rent for!) Envision your decorative touches while walking this home.. cause that's all its missing... and You of course! You will love it!

19. 2021-05-27
    listed $48,500 Active - New 624-char remark

    Show marketing remark (624 chars)

    Completely Updated interior & Freshly painted exterior! The new laminate floors, updated kitchen, spacious bathroom & designated laundry room will make any tenant ( lucky homeowner) happy! Home also offers a fully fenced back yard with a brand new 6ft wood privacy fence! (Baller!!!) Basement is unfinished & could easily be finished to another living space with its own entrance OR its perfect right now as a storage space you can lock and not have to think about (or pay rent for!) Envision your decorative touches while walking this home.. cause that's all its missing... and You of course! You will love it!

20. 2021-05-27
    historical

    Show marketing remark (624 chars)

    Completely Updated interior & Freshly painted exterior! The new laminate floors, updated kitchen, spacious bathroom & designated laundry room will make any tenant ( lucky homeowner) happy! Home also offers a fully fenced back yard with a brand new 6ft wood privacy fence! (Baller!!!) Basement is unfinished & could easily be finished to another living space with its own entrance OR its perfect right now as a storage space you can lock and not have to think about (or pay rent for!) Envision your decorative touches while walking this home.. cause that's all its missing... and You of course! You will love it!

21. 2021-05-14
    price $50,000
22. 2021-04-26
    price $52,500
23. 2021-04-06
    price $55,000
24. 2021-03-18
    price $57,500
25. 2012-03-06
    listed $60,000 Active - New

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$710/yr (+$59/mo · 64.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,897
• − Mortgage interest: −$5,882
• − Property taxes: −$1,107
• − Insurance: −$525
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,055
• Taxable income: $1,945
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,062/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
• City population: 552,986
• Population (ZIP): 9,403

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% White 29% Hispanic / Latino 17% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Ukrainian 2% Romanian 1% Portuguese 1%
• Foreign-born: 18% · Canada, India, Philippines
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -23.25%
• Current HPI: 220.8647
• Rent YoY: —
• Metro: —
• 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

+75.0% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $105,000 GPRMLS
• 2026-05-13 Listed for Rent $950 GPRMLS
• 2026-05-01 Listed $107,000 GPRMLS
• 2021-06-18 Sold (MLS) $42,000 GPRMLS
• 2021-06-15 Pending — GPRMLS
• 2021-05-27 Listing Removed — GPRMLS
• 2021-05-27 Listed $48,500 GPRMLS
• 2021-05-14 Price Changed $50,000 GPRMLS
• 2021-04-26 Price Changed $52,500 GPRMLS
• 2021-04-06 Price Changed $55,000 GPRMLS
• 2021-03-18 Price Changed $57,500 GPRMLS
• 2012-03-06 Listed $60,000 GPRMLS

Property tax history

+10.5%/yr

Latest (2025): $1,107 · +0.7% YoY. Source: county tax records.