4033 Crown Point Ave · Omaha, NE 68111

$129,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 162 Days on market

Built 1954 6,500 sqft lot $179/sqft · 8% above area Est $119k · 8% over

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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).

• Cash flow +18.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• ARV discount +3.8/15.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming 2 bed 1 bath ranch with full updates: roof, windows, kitchen, bathroom, flooring, you name it.

Key facts

• Full updates
• 6,500 sq ft lot
• Built 1954

Tags

• FULL UPDATES
• CASH FLOWING PROPERTY

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 $128 ($2k/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 $121k (6.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents rising (+3.2%/yr); 139 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 34% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $36k; list at $129k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $119,111
• List price: $129,000
• Delta: 8.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4235 Redman Ave	0.26mi	2/1.0	744 (+3%)	6mo	$110,000	$148	78
4425 Vernon St	0.35mi	2/1.0	720 (0%)	9mo	$95,000	$132	76
5328 Fontenelle	0.36mi	2/1.0	768 (+7%)	1mo	$169,900	$221	71
3620 Laurel Ave	0.42mi	2/1.0	768 (+7%)	1mo	$120,000	$156	68
4656 Redick Ave	0.54mi	2/1.0	720 (0%)	11mo	$165,000	$229	66
6101 N 39th St	0.24mi	2/1.0	658 (-9%)	12mo	$97,000	$147	65
3730 Himebaugh Ave	0.28mi	2/1.0	806 (+12%)	4mo	$125,000	$155	64
4015 Fort St	0.45mi	2/1.0	672 (-7%)	9mo	$120,000	$179	60
4393 Laurel Ave	0.30mi	3/1.0 (+1)	768 (+7%)	14mo	$122,000	$159	59
4720 Nebraska Ave	0.53mi	2/1.0	672 (-7%)	7mo	$135,000	$201	58
4215 Vernon Ave	0.26mi	2/1.5	820 (+14%)	10mo	$165,000	$201	54
5424 N 33rd Ave	0.71mi	2/1.0	622 (-14%)	7mo	$60,000	$96	38

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: 27.4%
• Equity multiple: 3.18×
• Total profit: $78,664
• Equity at exit: $116,213

10-year hold

• IRR: 24.0%
• Equity multiple: 7.25×
• Total profit: $225,743
• Equity at exit: $250,619

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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$676
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $128

Break-even live

Break-even rent $1,048

Max offer price $129,000

Occupancy floor 84%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	23d	1	0.18mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	43d	1	0.32mi
4815 Ames Ave Unit 3A Omaha, NE	1.0	1.0	500	$725	$1.45	43d	1	1.10mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	23d	1	1.16mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	2d	1	1.16mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.18mi
4822 Sahler St Unit 48268 Omaha, NE	1.0	1.0	600	$700	$1.17	43d	1	1.25mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	1d	1	1.35mi

Listing history 26 events

1. 2026-06-18
   days on market $129,000 Active 162 DOM
2. 2026-06-17
   days on market $129,000 Active 161 DOM
3. 2026-06-16
   days on market $129,000 Active 160 DOM
4. 2026-06-15
   days on market $129,000 Active 159 DOM
5. 2026-06-13
   days on market $129,000 Active 157 DOM
6. 2026-06-10
   days on market $129,000 Active 154 DOM
7. 2026-06-09
   days on market $129,000 Active 153 DOM
8. 2026-06-08
   days on market $129,000 Active 152 DOM
9. 2026-06-07
   days on market $129,000 Active 151 DOM
10. 2026-06-03
    days on market $129,000 Active 147 DOM
11. 2026-06-03
    days on market $129,000 Active 146 DOM
12. 2026-06-01
    days on market $129,000 Active 145 DOM
13. 2026-06-01
    days on market $129,000 Active 144 DOM
14. 2026-01-07
    listed $129,000 New 103-char remark

    Show marketing remark (103 chars)

    Charming 2 bed 1 bath ranch with full updates: roof, windows, kitchen, bathroom, flooring, you name it.

15. 2026-01-07
    historical

    Show marketing remark (103 chars)

    Charming 2 bed 1 bath ranch with full updates: roof, windows, kitchen, bathroom, flooring, you name it.

16. 2025-12-30
    listed $139,000 New
17. 2017-10-13
    soldstatus $36,000 Sold
18. 2017-09-27
    status Pending
19. 2017-07-27
    price $45,000
20. 2017-07-10
    listed $50,000 Active - New
21. 2017-07-07
    listed $50,000 Active - New
22. 2017-07-07
    historical
23. 1998-06-15
    soldstatus $23,547
24. 1998-06-10
    soldstatus $23,547
25. 1998-06-01
    historical
26. 1998-05-06
    listed $25,000

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: +$1,063/yr (+$89/mo · 90.9%)

ⓘ 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: $14,518
• − Mortgage interest: −$7,226
• − Property taxes: −$1,169
• − Insurance: −$645
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,753
• Taxable loss: −$598
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,681/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

+416.0% since first listed

13 events — show timeline

• 2026-01-07 Listing Removed — GPRMLS
• 2026-01-07 Listed $129,000 GPRMLS
• 2025-12-30 Listed $139,000 GPRMLS
• 2017-10-13 Sold (MLS) $36,000 GPRMLS
• 2017-09-27 Pending — GPRMLS
• 2017-07-27 Price Changed $45,000 GPRMLS
• 2017-07-10 Listed $50,000 GPRMLS
• 2017-07-07 Listed $50,000 GPRMLS
• 2017-07-07 Listing Removed — GPRMLS
• 1998-06-15 Sold (MLS) $23,547 GPRMLS
• 1998-06-10 Sold (Public Records) $23,547 Public Records
• 1998-06-01 Listing Removed — GPRMLS
• 1998-05-06 Listed $25,000 GPRMLS

Property tax history

+4.8%/yr

Latest (2025): $1,169 · +6.9% YoY. Source: county tax records.