4120 Maple St · Omaha, NE 68111

$175,000

3 bd · 1.0 ba · 807 sqft · Other public records · 14 Days on market

Built 1925 6,000 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Nice updated 1 1/2 story home with all new flooring on the main floor. Fresh paint and carpeting. Kitchen has new cabinets along with nice new stainless steel appliances. Very nice home!!! Broker has vested interest in property.

Key facts

• Stunning loft space
• Personal art studio
• 6,000 sq ft lot

Tags

• SUN-SOAKED ENCLOSED PORCH
• OPEN-CONCEPT FLOOR PLAN
• EXPANSIVE LIVING ROOM
• DINING AND KITCHEN AREAS
• STUNNING LOFT SPACE
• PERSONAL ART STUDIO

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Not new (originally built 1925)
• Construction: Vinyl siding; Block foundation; Composition roof; Built in 1925
• Exterior features: Patio; Enclosed porch; Deck; Wood privacy fencing; Up to 1/4 acre lot (approx. 50 x 120)

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Main floor primary bedroom with wall-to-wall carpeting; Main floor second bedroom with wall-to-wall carpeting; Second-floor third bedroom with luxury vinyl plank flooring
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Concrete floor in laundry/utility area; No fireplaces
• Laundry & utility: Washer; Dryer; Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.7% below list).
• Recommended offer: $135k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (+3.2%/yr); 140 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $75k; list at $175k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,312 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $88,497
• Equity at exit: $157,654

10-year hold

• IRR: 20.1%
• Equity multiple: 6.45×
• Total profit: $266,824
• Equity at exit: $339,987

Cash invested: $49,000 (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: 140
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$918
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-112

Break-even live

Break-even rent $1,495

Max offer price $155,263

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-62	+0% $-112	+5% $-161	+10% $-211
Rent	-10% $-219	-5% $-165	+0% $-112	+5% $-58	+10% $-5
Rate	-1.0pp $-24	-0.5pp $-67	base $-112	+0.5pp $-157	+1.0pp $-203

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	0.34mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	25d	1	0.37mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	25d	1	0.44mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	16d	1	0.46mi
2305 John a Creighton Blvd Omaha, NE	2.0	1.0	672	$1,200	$1.79	23d	1	0.54mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	4d	1	0.56mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	0.66mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	25d	1	0.87mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	4d	1	0.87mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	25d	1	0.96mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	25d	1	0.96mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	12d	2	0.96mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.09mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	1.12mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	4d	1	1.12mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	4d	1	1.13mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	25d	1	1.16mi
4821 Nicholas St Omaha, NE	2.0	1.0	740	$1,100	$1.49	25d	1	1.19mi
4821 Nicholas St Apt 2 Omaha, NE	2.0	1.0	720	$1,100	$1.53	45d	1	1.19mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	4d	1	1.24mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	1.26mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	45d	1	1.26mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	16d	1	1.39mi
4410 Cass St Omaha, NE	2.0	1.0	864	$1,500	$1.74	25d	1	1.46mi

Listing history 10 events

1. 2026-06-15
   status $175,000 Pending 14 DOM
2. 2026-06-15
   days on market $175,000 Active 14 DOM
3. 2026-06-13
   days on market $175,000 Active 12 DOM
4. 2026-06-10
   days on market $175,000 Active 9 DOM
5. 2026-06-09
   days on market $175,000 Active 8 DOM
6. 2026-06-08
   days on market $175,000 Active 7 DOM
7. 2026-06-07
   statusdays on market $175,000 Active 6 DOM
8. 2026-06-03
   days on market $175,000 New 2 DOM
9. 2026-06-02
   remarks 699-char remark
10. 2026-06-02
    listed $175,000 New 1 DOM

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$747/yr (+$62/mo · 32.7%)

ⓘ 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 · 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: $16,237
• − Mortgage interest: −$9,803
• − Property taxes: −$2,281
• − Insurance: −$875
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,091
• Taxable loss: −$4,410
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $-282/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

+133.6% since first listed

6 events — show timeline

• 2026-06-01 Listing Removed — GPRMLS
• 2026-06-01 Listed $175,000 GPRMLS
• 2026-05-19 Listed $175,000 GPRMLS
• 2018-08-01 Sold (MLS) $74,900 GPRMLS
• 2018-06-26 Pending — GPRMLS
• 2018-06-15 Listed $74,900 GPRMLS

Property tax history

+16.7%/yr

Latest (2025): $2,281 · +21.8% YoY. Source: county tax records.