3112 N 47th Ave · Omaha, NE 68104

$100,000

3 bd · 1.5 ba · 1,648 sqft · Other public records · 2 Days on market

Built 1921 5,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this cute house that is full of character. As you enter the house, it has a beautiful, covered porch. Step inside to the Living room with original hardwood floors. This house has original trim and woodwork. This house needs TLC and is being sold as-is, with the seller to make no repairs. This home is located in the Benson entertainment district, within walking distance to shopping and eating.

Key facts

• 5,000 sq ft lot
• Garage
• Built 1921

Property features AI

Exterior

• Parking: Detached garage (1 covered space / 1 total parking space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available
• Home design: Single-family residence; One and one-half stories; Not a new or model home
• Construction: Stucco exterior; Composition roof; Block foundation; Built in 1921
• Exterior features: Enclosed porch; City lot, subdivided; Lot listed in price

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the second floor
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 2 total bathrooms — 1 full and 1 half
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partially finished basement (about 1,004 sq ft finished below grade); No fireplaces; Enclosed porch
• Laundry & utility: Washer/dryer connections (utility availability indicated)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.9% 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: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 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); 172 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $691 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 + 2.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1921 — 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: 1.70% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 1.82×
• Total profit: $22,961
• Equity at exit: $14,910

10-year hold

• IRR: 28.1%
• Equity multiple: 3.41×
• Total profit: $67,480
• Equity at exit: $8,646

Cash invested: $28,000 (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 68104

• Rents YoY: 2.4%
• Active inventory: 172
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $632

Break-even live

Break-even rent $899

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	0.12mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	0.18mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	0.24mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.26mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	0.37mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.37mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	0.41mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.46mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	10d	1	0.79mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	0.93mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	3d	1	0.93mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	23d	1	1.02mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	3d	1	1.03mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	1.08mi
6010 Evans St Omaha, NE	3.0	2.0	1196	$1,850	$1.55	23d	1	1.10mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	43d	1	1.11mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	14d	1	1.14mi
3333 N 61st St Unit 3331 Omaha, NE	2.0	1.0	1077	$1,050	$0.97	11d	1	1.15mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	1.19mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	43d	1	1.19mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	11d	1	1.22mi
6152 Military Ave Omaha, NE	2.0	1.0–2.0	785	$1,599	$2.04	2d	6	1.24mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.28mi
6020 Franklin St Omaha, NE	3.0	1.5	1216	$1,900	$1.56	43d	1	1.38mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	3d	1	1.40mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	14d	1	1.41mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	3d	1	1.44mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	43d	1	1.44mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	14d	1	1.44mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	43d	1	1.45mi
5004 Webster St Omaha, NE	4.0	3.0	2156	$2,500	$1.16	43d	1	1.47mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $100,000 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: $1,727 · $144/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

ⓘ 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: $20,380
• − Mortgage interest: −$5,602
• − Property taxes: −$1,727
• − Insurance: −$500
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,909
• Taxable income: $6,381
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $6,049/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

2 events — show timeline

• 2026-05-14 Pending — GPRMLS
• 2026-05-11 Listed $100,000 GPRMLS

Property tax history

+2.7%/yr

Latest (2025): $1,727 · +2.9% YoY. Source: county tax records.