6806 N 30th St · Omaha, NE 68112

$129,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 20 Days on market

Built 1920 6,300 sqft lot $140/sqft · 10% below area Est $158k · 19% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 3-bedroom home features beautifully updated living spaces designed for comfort and functionality. Gather around the cozy gas fireplace, while newer windows bring in abundant natural light. Step outside to enjoy the stone paver patio — perfect for entertaining or relaxing — all within a fully fenced yard offering privacy and space to play. A spacious two-car garage provides ample storage and convenience.

Key facts

• 6,300 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 60 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($56k/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 $892 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $73k; list at $129k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.22% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $158,352
• List price: $129,000
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6329 N 33 Ave	0.39mi	3/1.0	960 (+4%)	4mo	$105,000	$109	71
3374 Curtis Ave	0.47mi	2/1.0 (-1)	900 (-2%)	6mo	$124,500	$138	65
3337 Martin Ave	0.33mi	3/1.0	1,053 (+14%)	4mo	$147,000	$140	57
2857 Titus Ave	0.13mi	2/1.0 (-1)	1,056 (+15%)	9mo	$138,000	$131	57
6714 N 35th St	0.38mi	2/1.0 (-1)	994 (+8%)	10mo	$85,000	$86	56
3185 Stone Ave	0.55mi	2/1.0 (-1)	960 (+4%)	11mo	$185,000	$193	53
6323 N 34 St	0.44mi	2/1.0 (-1)	857 (-7%)	14mo	$120,000	$140	51
3043 Arcadia Ave	0.57mi	3/1.5	991 (+8%)	9mo	$200,000	$202	51
2520 Sharon Dr	0.49mi	2/1.0 (-1)	832 (-10%)	8mo	$155,000	$186	49
6336 N 37th St	0.67mi	3/2.0	986 (+7%)	10mo	$185,000	$188	44
3616 Nebraska Ave	0.64mi	2/1.0 (-1)	987 (+7%)	15mo	$160,000	$162	40
3331 Forest Lawn Ave	0.61mi	2/1.0 (-1)	805 (-12%)	13mo	$144,900	$180	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $657
• Equity at exit: $19,234

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $28,419
• Equity at exit: $11,154

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 68112

• Home prices YoY: -29.4%
• Active inventory: 60
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$676
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $338

Break-even live

Break-even rent $1,143

Max offer price $129,000

Occupancy floor 73%

Sensitivity live

Price	-10% $411	-5% $375	+0% $338	+5% $302	+10% $265
Rent	-10% $214	-5% $276	+0% $338	+5% $400	+10% $462
Rate	-1.0pp $403	-0.5pp $371	base $338	+0.5pp $305	+1.0pp $271

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	0.16mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	0.16mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	45d	1	0.16mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	3d	1	0.26mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	45d	1	0.45mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	0.51mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	0.59mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	45d	1	0.91mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	25d	1	1.07mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	45d	1	1.41mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	11d	1	1.44mi

Listing history 15 events

1. 2026-05-06
   status Pending 432-char remark

   Show marketing remark (432 chars)

   This inviting 3-bedroom home features beautifully updated living spaces designed for comfort and functionality. Gather around the cozy gas fireplace, while newer windows bring in abundant natural light. Step outside to enjoy the stone paver patio — perfect for entertaining or relaxing — all within a fully fenced yard offering privacy and space to play. A spacious two-car garage provides ample storage and convenience.

2. 2026-04-16
   listed $129,000 New 432-char remark

   Show marketing remark (432 chars)

   This inviting 3-bedroom home features beautifully updated living spaces designed for comfort and functionality. Gather around the cozy gas fireplace, while newer windows bring in abundant natural light. Step outside to enjoy the stone paver patio — perfect for entertaining or relaxing — all within a fully fenced yard offering privacy and space to play. A spacious two-car garage provides ample storage and convenience.

3. 2026-03-04
   status Pending
4. 2026-03-03
   historical
5. 2026-03-02
   listed $129,000 New
6. 2020-05-28
   soldstatus $73,000
7. 2020-05-26
   soldstatus $72,500 Sold
8. 2020-03-22
   status Pending
9. 2020-03-14
   price $75,000
10. 2020-02-29
    price $80,000
11. 2020-02-20
    price $85,000
12. 2020-02-05
    historical
13. 2020-01-17
    listed $90,000 Active - New
14. 2020-01-17
    listed $90,000 Active - New
15. 1991-03-16
    soldstatus $29,000

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: +$160/yr (+$13/mo · 7.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $18,849
• − Mortgage interest: −$7,226
• − Property taxes: −$2,072
• − Insurance: −$645
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,753
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,543/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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

+344.8% since first listed

15 events — show timeline

• 2026-05-06 Pending — GPRMLS
• 2026-04-16 Listed $129,000 GPRMLS
• 2026-03-04 Pending — GPRMLS
• 2026-03-03 Listing Removed — GPRMLS
• 2026-03-02 Listed $129,000 GPRMLS
• 2020-05-28 Sold (Public Records) $73,000 Public Records
• 2020-05-26 Sold (MLS) $72,500 GPRMLS
• 2020-03-22 Pending — GPRMLS
• 2020-03-14 Price Changed $75,000 GPRMLS
• 2020-02-29 Price Changed $80,000 GPRMLS
• 2020-02-20 Price Changed $85,000 GPRMLS
• 2020-02-05 Listing Removed — GPRMLS
• 2020-01-17 Listed $90,000 GPRMLS
• 2020-01-17 Listed $90,000 GPRMLS
• 1991-03-16 Sold (Public Records) $29,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,072 · +0.7% YoY. Source: county tax records.