3305 Martin Ave · Omaha, NE 68112

$129,000

2 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 20 Days on market

Built 1947 6,534 sqft lot $125/sqft · 18% below area Est $157k · 18% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• 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

Ranch home offering great potential. Property is being sold as-is. Features include a functional layout, full basement, and attached garage. Great opportunity to make it your own.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: 60 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($56k/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 $892 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 20 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $156,621
• List price: $129,000
• Delta: -17.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3337 Martin Ave	0.09mi	3/1.0 (+1)	1,053 (+2%)	4mo	$147,000	$140	84
6714 N 35th St	0.22mi	2/1.0	994 (-3%)	10mo	$85,000	$86	76
2857 Titus Ave	0.40mi	2/1.0	1,056 (+3%)	9mo	$138,000	$131	70
7601 N 36 St	0.46mi	2/1.0	1,089 (+6%)	8mo	$195,000	$179	62
3414 Forest Lawn Ave	0.41mi	2/1.0	1,105 (+8%)	8mo	$169,000	$153	62
6329 N 33 Ave	0.43mi	3/1.0 (+1)	960 (-7%)	4mo	$105,000	$109	60
6715 N 33rd St	0.20mi	2/1.5	1,165 (+13%)	11mo	$167,500	$144	58
3374 Curtis Ave	0.48mi	2/1.0	900 (-12%)	6mo	$124,500	$138	52
3167 Curtis Ave	0.51mi	3/1.0 (+1)	1,132 (+10%)	6mo	$130,000	$115	50
6336 N 37th St	0.56mi	3/2.0 (+1)	986 (-4%)	10mo	$185,000	$188	50
3043 Arcadia Ave	0.74mi	3/1.5 (+1)	991 (-4%)	9mo	$200,000	$202	45
6906 N 24 St	0.74mi	1/1.0 (-1)	1,123 (+9%)	1mo	$115,000	$102	44

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,393
• Equity at exit: $19,234

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $21,767
• Equity at exit: $11,154

Cash invested: $36,120 (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 68112

• Home prices YoY: -29.4%
• Active inventory: 60
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$676
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $291

Break-even live

Break-even rent $1,094

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $364	-5% $327	+0% $291	+5% $254	+10% $218
Rent	-10% $175	-5% $233	+0% $291	+5% $348	+10% $406
Rate	-1.0pp $356	-0.5pp $323	base $291	+0.5pp $257	+1.0pp $223

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	0.12mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	44d	1	0.12mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	0.12mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	3d	1	0.18mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	44d	1	0.25mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	3d	1	0.51mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	44d	1	0.59mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	24d	1	0.70mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	44d	1	0.75mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	0.79mi
3110 State St Unit 10 Omaha, NE	1.0	1.0	750	$995	$1.33	44d	1	0.92mi
3104 State St Unit 16 Omaha, NE	1.0	1.0	750	$995	$1.33	24d	1	0.92mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	24d	1	1.03mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	24d	1	1.06mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	44d	1	1.31mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	11d	1	1.35mi

Listing history 14 events

1. 2026-05-05
   status Pending 179-char remark

   Show marketing remark (179 chars)

   Ranch home offering great potential. Property is being sold as-is. Features include a functional layout, full basement, and attached garage. Great opportunity to make it your own.

2. 2026-04-29
   price $129,000 179-char remark

   Show marketing remark (179 chars)

   Ranch home offering great potential. Property is being sold as-is. Features include a functional layout, full basement, and attached garage. Great opportunity to make it your own.

3. 2026-04-15
   listed $137,000 New 179-char remark

   Show marketing remark (179 chars)

   Ranch home offering great potential. Property is being sold as-is. Features include a functional layout, full basement, and attached garage. Great opportunity to make it your own.

4. 2014-09-24
   soldstatus $576,000
5. 2009-06-18
   soldstatus $37,900 235-char remark

   Show marketing remark (235 chars)

   Affordable fixer-upper. Being sold AS-IS only. Newer clad windows, some hardwood floors, some laminate. breezeway between house and garage, fenced back yard. Has security and sprinkler systems. Hardboard siding appears to be newer.

6. 2009-04-29
   historical 235-char remark

   Show marketing remark (235 chars)

   Affordable fixer-upper. Being sold AS-IS only. Newer clad windows, some hardwood floors, some laminate. breezeway between house and garage, fenced back yard. Has security and sprinkler systems. Hardboard siding appears to be newer.

7. 2009-03-03
   listed $42,000 235-char remark

   Show marketing remark (235 chars)

   Affordable fixer-upper. Being sold AS-IS only. Newer clad windows, some hardwood floors, some laminate. breezeway between house and garage, fenced back yard. Has security and sprinkler systems. Hardboard siding appears to be newer.

8. 2008-12-13
   historical
9. 2008-09-12
   listed $62,000
10. 2005-05-04
    soldstatus $50,000
11. 2005-03-08
    listed $53,000
12. 2005-02-03
    historical
13. 2004-11-23
    listed $59,950
14. 1994-03-20
    soldstatus $38,950

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: +$620/yr (+$52/mo · 38.5%)

ⓘ 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 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: $17,546
• − Mortgage interest: −$7,226
• − Property taxes: −$1,612
• − Insurance: −$645
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$3,753
• Taxable income: $1,503
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $3,126/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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

+231.2% since first listed

14 events — show timeline

• 2026-05-05 Pending — GPRMLS
• 2026-04-29 Price Changed $129,000 GPRMLS
• 2026-04-15 Listed $137,000 GPRMLS
• 2014-09-24 Sold (Public Records) $576,000 Public Records
• 2009-06-18 Sold (MLS) $37,900 GPRMLS
• 2009-04-29 Listing Removed — GPRMLS
• 2009-03-03 Listed $42,000 GPRMLS
• 2008-12-13 Listing Removed — GPRMLS
• 2008-09-12 Listed $62,000 GPRMLS
• 2005-05-04 Sold (MLS) $50,000 SWIAR
• 2005-03-08 Listed $53,000 SWIAR
• 2005-02-03 Listing Removed — GPRMLS
• 2004-11-23 Listed $59,950 GPRMLS
• 1994-03-20 Sold (Public Records) $38,950 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,612 · +2.8% YoY. Source: county tax records.