5328 N 48th Ave · Omaha, NE 68104

$179,900

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 31 Days on market

Built 1956 7,405 sqft lot Est $216k · 17% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this 3 bedroom, 1 bathroom, 1 car garage with over 1,400 finished square feet and endless possibilities! This ranch home has an open-concept kitchen, three bedrooms on the main level, with hardwood floors under the carpet in the bedrooms, hallway and living room. Large windows throughout provide lots of natural light and views to the treed backyard. Schools, parks, walking trails, and shopping all nearby! Easy access to the interstate and minutes from Benson and downtown Omaha! Sold as-is. AMA.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Detached garage (1 space), covered
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new or a model; One-story main living with below-grade finished area
• Construction: Built in 1956; Block foundation; Composition roof
• Exterior features: Front porch; Chain link fence; City lot up to 1/4 acre (approx. 0.17 acres); Lot dimensions approximately 125 x 60

Interior

• Kitchen: Kitchen on main floor
• Bedrooms: Master bedroom on main floor with wall-to-wall carpeting and ceiling fan; Second bedroom on main floor with wall-to-wall carpeting and ceiling fan; Third bedroom on main floor
• Flooring: Wall-to-wall carpeting in bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Partially finished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $161k (10.4% below list).
• Recommended offer: $161k (10.4% 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: Mount View Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 305 students, 0% FRL); Nathan Hale Magnet Middle School (math 13% / reading 18%, grade F, #125 of 128 statewide, top 98%, 620 students, 0% FRL); Northwest High School (math 8% / reading 14%, grade F, #256 of 261 statewide, top 98%, 1,593 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); 181 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,280 (10.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $216,081
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5351 N 47th Ave	0.16mi	3/1.0	1,306 (-9%)	1mo	$195,000	$149	77
4818 Grand Ave	0.29mi	3/2.0	1,510 (+6%)	2mo	$102,000	$68	72
5311 N 49th Ave	0.09mi	3/1.0	1,232 (-14%)	2mo	$212,500	$172	71
4851 Browne St	0.20mi	3/1.5	1,557 (+9%)	5mo	$235,000	$151	70
5519 N 52 St	0.40mi	3/2.5	1,464 (+2%)	2mo	$270,000	$184	70
4908 N 48 St	0.29mi	3/1.0	1,308 (-9%)	4mo	$180,000	$138	69
4573 Butler Ave	0.56mi	3/2.0	1,398 (-2%)	0mo	$255,000	$182	66
4705 Redick Avenue Ave	0.66mi	2/1.0 (-1)	1,432 (+0%)	2mo	$150,000	$105	63
4606 N 54th Cir	0.71mi	4/1.5 (+1)	1,424 (-0%)	1mo	$255,000	$179	58
5002 N 54th St	0.60mi	3/1.5	1,301 (-9%)	1mo	$147,663	$113	54
5006 Nebraska Ave	0.54mi	3/2.0	1,307 (-9%)	2mo	$247,500	$189	54
4240 Nebraska Ave	0.71mi	2/1.5 (-1)	1,512 (+6%)	2mo	$166,000	$110	49

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-27,059
• Equity at exit: $26,824

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-23,726
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$943
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $49

Break-even live

Break-even rent $1,551

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $151	-5% $100	+0% $49	+5% $-2	+10% $-53
Rent	-10% $-78	-5% $-15	+0% $49	+5% $113	+10% $177
Rate	-1.0pp $140	-0.5pp $95	base $49	+0.5pp $2	+1.0pp $-45

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	0.19mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	12d	1	0.36mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	0.54mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	0.69mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	23d	1	0.84mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,500	$1.92	3d	1	0.86mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	4d	1	0.96mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	45d	1	0.97mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	4d	1	0.98mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	45d	1	0.98mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	0.99mi
6029 Nebraska Ave Omaha, NE	4.0	2.0	1840	$2,000	$1.09	25d	1	1.10mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.15mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	1.16mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	21d	1	1.20mi
6405 Parkview Ln Omaha, NE	3.0	1.5	1718	$1,950	$1.14	45d	1	1.27mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	25d	1	1.48mi
6605 N 65th St Omaha, NE	3.0	1.5	1494	$1,800	$1.20	45d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 31 DOM
2. 2026-06-18
   days on market $179,900 Active 28 DOM
3. 2026-06-17
   days on market $179,900 Active 27 DOM
4. 2026-06-16
   days on market $179,900 Active 26 DOM
5. 2026-06-15
   days on market $179,900 Active 25 DOM
6. 2026-06-13
   days on market $179,900 Active 23 DOM
7. 2026-06-10
   days on market $179,900 Active 20 DOM
8. 2026-06-09
   days on market $179,900 Active 19 DOM
9. 2026-06-08
   days on market $179,900 Active 18 DOM
10. 2026-06-07
    days on market $179,900 Active 17 DOM
11. 2026-06-03
    days on market $179,900 Active 13 DOM
12. 2026-06-03
    days on market $179,900 Active 12 DOM
13. 2026-06-01
    days on market $179,900 Active 11 DOM
14. 2026-06-01
    days on market $179,900 Active 10 DOM
15. 2026-03-19
    historical
16. 2026-03-18
    listed $179,900 New 509-char remark
17. 2025-11-21
    listed $185,500 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: $2,480 · $207/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$633/yr (+$53/mo · 25.5%)

ⓘ 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: $19,354
• − Mortgage interest: −$10,077
• − Property taxes: −$2,480
• − Insurance: −$900
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,233
• Taxable loss: −$2,433
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,173/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

-3.0% since first listed

5 events — show timeline

• 2026-05-21 Listing Removed — GPRMLS
• 2026-05-20 Listed $179,900 GPRMLS
• 2026-03-19 Listing Removed — GPRMLS
• 2026-03-18 Listed $179,900 GPRMLS
• 2025-11-21 Listed $185,500 GPRMLS

Property tax history

+32.1%/yr

Latest (2025): $2,480 · +0.3% YoY. Source: county tax records.