3412 Curtis Ave · Omaha, NE 68111

$225,000

4 bd · 3.5 ba · 2,004 sqft · SingleFamily public records · 18 Days on market

Built 1965 0.85 ac lot Est $212k · 6% over

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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).

• Cash flow +13.4/30.0
• Appreciation +10.0/10.0
• ARV discount +4.8/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Super Sized All Brick Ranch W/Two Living Areas Possible. 5 Bdrs, 2 Full Baths, Two Kitchs, Two F/P And Plenty Of Closet On Each Flr. 18x20 Enclosed Patio And Lrg Storage Shed.

Key facts

• Expansive lot
• Acre of land
• Natural light

Tags

• ACRE OF LAND
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• EXPANSIVE LOT
• OUTDOOR LIVING
• GREAT POTENTIAL

Property features AI

Exterior

• Parking: Attached garage with two covered spaces; Garage door opener
• Utilities: Public water; Public sewer; Electricity on property; Natural gas available; Storm sewer; Cable available
• Home design: Single-family residential home; Brick construction; Composition roof; Built in 1965; Block foundation; Below-grade finished area (basement) and above-grade living area
• Construction: Brick exterior; Composition roof; Block foundation; Year built: 1965
• Exterior features: Chain link fencing; Level city lot with public sidewalk, curb cut, and curb and gutter; Lot size approximately 0.85 acre (dimensions 294 x 126)

Interior

• Kitchen: Vinyl-floored kitchen; Range; Oven; Refrigerator; Dishwasher
• Bedrooms: Main floor primary bedroom (approx. 226 sq ft) with wall-to-wall carpeting; Main floor second bedroom with wall-to-wall carpeting; Basement bedroom with wall-to-wall carpeting; Second basement bedroom with wall-to-wall carpeting; Main-floor office with wall-to-wall carpeting
• Flooring: Carpet; Ceramic tile; Vinyl in kitchen
• Bathrooms: Three bathrooms total, including two full baths and one half bath; At least one bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Two gas-log lighter fireplaces; Partially finished full basement (about 800 sq ft finished); Sprinkler system
• Laundry & utility: Utilities available: electricity, natural gas, water, sewer, storm sewer, cable

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $2 ($26/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 $192k (14.8% below list).
• Recommended offer: $192k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Belvedere Elementary School (math 2% / reading 12%, grade F, #497 of 502 statewide, top 99%, 366 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• At $1,918/mo this rent would consume 55% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 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 $70k; list at $225k implies a 222% gain — meaningful room to come down on a strong offer.

Recommended offer $191,798 (14.8% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.85% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $212,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6548 N 34 St	0.22mi	4/3.0	2,189 (+9%)	1mo	$237,000	$108	72
6724 N 37th St	0.38mi	4/2.0	1,963 (-2%)	3mo	$138,000	$70	70
3521 Laurel Ave	0.29mi	4/2.5	2,144 (+7%)	4mo	$185,000	$86	68
6906 N 41st St	0.65mi	4/1.5	1,972 (-2%)	1mo	$222,000	$113	58
6018 N 39th St	0.38mi	5/2.0 (+1)	1,860 (-7%)	1mo	$209,000	$112	58
2730 Whitmore St	0.74mi	4/2.0	1,954 (-2%)	2mo	$199,000	$102	54
2881 Mary St	0.51mi	3/3.0 (-1)	2,182 (+9%)	2mo	$218,000	$100	52
6605 Minne Lusa Blvd	0.73mi	3/2.5 (-1)	1,987 (-1%)	4mo	$265,000	$133	52
3302 Ernst St	0.60mi	4/2.5	2,212 (+10%)	3mo	$240,000	$108	48
7031 N 33rd St	0.51mi	4/2.0	1,752 (-13%)	2mo	$185,000	$106	47
2874 Mary St	0.55mi	3/2.0 (-1)	2,203 (+10%)	3mo	$226,000	$103	44
7524 N 34th St	0.73mi	3/1.5 (-1)	1,710 (-15%)	3mo	$175,000	$102	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $123,106
• Equity at exit: $202,698

10-year hold

• IRR: 21.6%
• Equity multiple: 6.77×
• Total profit: $363,298
• Equity at exit: $437,126

Cash invested: $63,000 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $2

Break-even live

Break-even rent $1,915

Max offer price $225,000

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3188 Stone Ave Omaha, NE	4.0	2.0	2285	$2,050	$0.90	43d	1	0.26mi
3501 Weber Cir Omaha, NE	3.0	2.0	1600	$1,700	$1.06	10d	1	0.63mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	2d	1	0.70mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	23d	1	0.89mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	43d	1	0.93mi
7608 N 29th St Omaha, NE	4.0	2.0	2040	$2,200	$1.08	1d	1	1.00mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	43d	1	1.01mi
4706 Kansas Ave Omaha, NE	5.0	2.0	1412	$1,750	$1.24	14d	1	1.01mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	1.19mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	14d	1	1.34mi

Listing history 12 events

1. 2026-06-09
   days on market $225,000 Active 18 DOM
2. 2026-06-08
   days on market $225,000 Active 17 DOM
3. 2026-06-07
   days on market $225,000 Active 16 DOM
4. 2026-06-03
   days on market $225,000 Active 12 DOM
5. 2026-06-03
   days on market $225,000 Active 11 DOM
6. 2026-06-01
   days on market $225,000 Active 10 DOM
7. 2026-06-01
   days on market $225,000 Active 9 DOM
8. 2026-05-21
   listed $225,000 New
9. 1999-09-15
   soldstatus $69,950 175-char remark

   Show marketing remark (175 chars)

   Super Sized All Brick Ranch W/Two Living Areas Possible. 5 Bdrs, 2 Full Baths, Two Kitchs, Two F/P And Plenty Of Closet On Each Flr. 18x20 Enclosed Patio And Lrg Storage Shed.

10. 1999-07-29
    historical 175-char remark

    Show marketing remark (175 chars)

    Super Sized All Brick Ranch W/Two Living Areas Possible. 5 Bdrs, 2 Full Baths, Two Kitchs, Two F/P And Plenty Of Closet On Each Flr. 18x20 Enclosed Patio And Lrg Storage Shed.

11. 1999-07-28
    soldstatus $69,950
12. 1999-06-16
    listed $69,950 175-char remark

    Show marketing remark (175 chars)

    Super Sized All Brick Ranch W/Two Living Areas Possible. 5 Bdrs, 2 Full Baths, Two Kitchs, Two F/P And Plenty Of Closet On Each Flr. 18x20 Enclosed Patio And Lrg Storage Shed.

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $3,892 · $324/mo
• Expected delta: +$1,020/yr (+$85/mo · 35.5%)

ⓘ 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 ≥105°F today · 14 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: $23,016
• − Mortgage interest: −$12,603
• − Property taxes: −$2,873
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$6,545
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $941/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

+221.7% since first listed

5 events — show timeline

• 2026-05-21 Listed $225,000 GPRMLS
• 1999-09-15 Sold (MLS) $69,950 GPRMLS
• 1999-07-29 Listing Removed — GPRMLS
• 1999-07-28 Sold (Public Records) $69,950 Public Records
• 1999-06-16 Listed $69,950 GPRMLS

Property tax history

+4.6%/yr

Latest (2025): $2,873 · +1.9% YoY. Source: county tax records.