4071 Paxton Blvd · Omaha, NE 68111

$174,900

4 bd · 2.0 ba · 1,896 sqft · Other public records · 6 Days on market

Built 1924 5,227 sqft lot

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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 +21.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Don't miss out on this well updated and spacious 4 bed 2 bath home with very large driveway. Vinyl replacement windows, beautiful original woodwork, granite counter tops, large closets, sunporch off the family room, huge fenced in yard, furnace and A/C less than 2 years old. Great home for investor or owner occupant! Please note: Square footage for third level and basement is approximate as well as the lot dimensions.

Key facts

• 5,227 sq ft lot
• Built 1924
• Listed 6 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2.5-story home; Built in 1924; Not new / not a model
• Construction: Block foundation
• Exterior features: Patio; Partial chain-link fencing; Up to 1/4 acre lot (approximately 0.12 acres, 50 x 115)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on 2nd floor; Second bedroom on main floor; Third bedroom on 2nd floor; Fourth bedroom on 3rd floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.0% 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.
• Zoned schools: Druid Hill Elementary School (math 12% / reading 12%, grade F, #489 of 502 statewide, top 98%, 279 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 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 (+3.2%/yr); 139 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,845/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1924 — 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: 1.05% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.9

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: 28.9%
• Equity multiple: 3.29×
• Total profit: $111,991
• Equity at exit: $157,564

10-year hold

• IRR: 25.2%
• Equity multiple: 7.49×
• Total profit: $317,859
• Equity at exit: $339,792

Cash invested: $48,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$917
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $256

Break-even live

Break-even rent $1,521

Max offer price $174,900

Occupancy floor 81%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.33mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	0.37mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.53mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	2d	1	0.66mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	0.70mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	0.82mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	0.83mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.12mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	2d	1	1.23mi
4706 Kansas Ave Omaha, NE	5.0	2.0	1412	$1,750	$1.24	14d	1	1.30mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	1.30mi
3188 Stone Ave Omaha, NE	4.0	2.0	2285	$2,050	$0.90	43d	1	1.33mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	43d	1	1.36mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	14d	1	1.37mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	43d	1	1.48mi

Listing history 11 events

1. 2026-06-07
   price $174,900 Pending 6 DOM
2. 2026-05-13
   status Pending 1031-char remark
3. 2026-05-13
   price $189,900 1031-char remark
4. 2026-05-05
   listed $174,900 New 1031-char remark
5. 2026-02-12
   historical $1,875
6. 2025-10-21
   listed $1,875
7. 2021-06-16
   soldstatus $125,000
8. 2021-04-22
   soldstatus $125,000 Sold 422-char remark

   Show marketing remark (422 chars)

   Don't miss out on this well updated and spacious 4 bed 2 bath home with very large driveway. Vinyl replacement windows, beautiful original woodwork, granite counter tops, large closets, sunporch off the family room, huge fenced in yard, furnace and A/C less than 2 years old. Great home for investor or owner occupant! Please note: Square footage for third level and basement is approximate as well as the lot dimensions.

9. 2021-03-19
   status Pending 422-char remark

   Show marketing remark (422 chars)

   Don't miss out on this well updated and spacious 4 bed 2 bath home with very large driveway. Vinyl replacement windows, beautiful original woodwork, granite counter tops, large closets, sunporch off the family room, huge fenced in yard, furnace and A/C less than 2 years old. Great home for investor or owner occupant! Please note: Square footage for third level and basement is approximate as well as the lot dimensions.

10. 2021-03-13
    listed $127,500 Active - New 422-char remark

    Show marketing remark (422 chars)

    Don't miss out on this well updated and spacious 4 bed 2 bath home with very large driveway. Vinyl replacement windows, beautiful original woodwork, granite counter tops, large closets, sunporch off the family room, huge fenced in yard, furnace and A/C less than 2 years old. Great home for investor or owner occupant! Please note: Square footage for third level and basement is approximate as well as the lot dimensions.

11. 2019-04-15
    soldstatus $52,000

ⓘ 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: $2,538 · $212/mo
• Projected year-2 tax: $3,026 · $252/mo
• Expected delta: +$487/yr (+$41/mo · 19.2%)

ⓘ 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 ≥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: $22,140
• − Mortgage interest: −$9,797
• − Property taxes: −$2,538
• − Insurance: −$874
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,088
• Taxable income: $300
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,000/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

+247.9% since first listed

12 events — show timeline

• 2026-06-11 Sold (MLS) $180,900 GPRMLS
• 2026-06-05 Price Changed $174,900 GPRMLS
• 2026-05-13 Pending — GPRMLS
• 2026-05-13 Price Changed $189,900 GPRMLS
• 2026-05-05 Listed $174,900 GPRMLS
• 2026-02-12 Rental Removed $1,875 APPFOLIO
• 2025-10-21 Listed for Rent $1,875 APPFOLIO
• 2021-06-16 Sold (Public Records) $125,000 Public Records
• 2021-04-22 Sold (MLS) $125,000 GPRMLS
• 2021-03-19 Pending — GPRMLS
• 2021-03-13 Listed $127,500 GPRMLS
• 2019-04-15 Sold (Public Records) $52,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,538 · -1.5% YoY. Source: county tax records.