Multi-family
4531 Hamilton St · Omaha, NE
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,161 – $2,155
Heat risk 3/10 · Minor
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +24.9/30.0
- DSCR +8.1/10.0
- ARV discount +7.5/15.0
- 1% rule +6.5/10.0
- Rent growth +4.7/5.0
- Livability +4.2/5.0
- Condition / age +2.5/5.0
- Schools +2.1/10.0
- Appreciation +0.0/10.0
$449,950
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records
5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.
Listing remarks MLS
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
Key facts
- New vanity
- Fresh paint
- New flooring
Tags
Property features AI
Finance
- Other: One document available
- Financial info: Residential income / multi-family — 5 total units
Exterior
- Parking: No garage; Parking for about 10 vehicles
- Utilities: Public water; Public sewer; Multiple electric and gas meters (separate for units)
- Home design: Residential income property; Multi-family building
- Construction: Built in 1955; Block foundation
- Exterior features: Lot up to 1/4 acre; Lot dimensions approximately 50 x 194.5; Lot included in sale
Interior
- Heating & cooling: Natural gas forced-air heating; Central air conditioning (five units)
- Interior features: Basement present; Five furnaces; Five separate air conditioning units; Five electric meters; Five gas meters
Neighborhood map
What this means for you Summary
Snapshot
- This is a multifamily listed at $450k.
Deal economics
- At list price, monthly cash flow is $966 ($12k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $450k).
- Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.9% 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: Walnut Hill Elementary School (math 8% / reading 22%, grade F, #482 of 502 statewide, top 96%, 400 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.
- Market conditions: Rents rising fast (+8.9%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
- At $5,159/mo this rent would consume 91% of the median local household income ($68k/yr) (locally 540% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 + 8.0% rent growth), your $126k cash investment doubles in ~8 years — after that, you're playing with house money.
Negotiation context
- It's been on market 215 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
- 8 sale attempts since 12y 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 $338k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
Questions for the listing agent
- It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.15% ✓
- Cap rate
- 8.87%
- Cash-on-cash
- 9.20%
- DSCR
- 1.41
- GRM
- 7.3
CMA / ARV
- ARV (median comp)
- $276,179
- List price
- $449,950
- Delta
- 62.92%
- Verdict
- OVERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4520 Lafayette Ave | 0.06mi | 3/2.0 | 1,352 | 2mo | $200,000 | $148 | 83 |
| 840 N 44th St | 0.33mi | —/— | — | 0mo | $2,150,000 | — | 72 |
| 4813/4815 Cuming St | 0.37mi | 6/2.0 | 4,624 | 2mo | $285,000 | $62 | 69 |
| 4854 Cuming St | 0.35mi | 5/4.0 | — | 6mo | $282,000 | — | 66 |
| 817 N 48th St | 0.38mi | 7/1.0 | — | 6mo | $591,816 | — | 64 |
| 801 N 48 St | 0.42mi | 2/2.0 | 1,088 | 6mo | $765,000 | $703 | 63 |
| 1112 N 40th St | 0.46mi | 4/2.0 | 1,808 | 5mo | $202,551 | $112 | 62 |
| 914 N 40th St | 0.50mi | 5/2.0 | 1,888 | 6mo | $200,000 | $106 | 59 |
| 627-629 N 41st St | 0.56mi | 3/2.0 | — | 5mo | $547,649 | — | 57 |
| 4918-20 California St | 0.66mi | 6/2.0 | 2,738 | 6mo | $460,000 | $168 | 52 |
| 1004 Glenwood Ave Unit 1, 2, 3 | 0.74mi | 5/3.0 | — | 4mo | $338,000 | — | 50 |
| 4624 Davenport St | 0.73mi | 3/2.0 | 1,520 | 5mo | $650,000 | $428 | 49 |
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 · 8.0% rent growth · sell at horizon
- IRR
- 3.1%
- Equity multiple
- 1.13×
- Total profit
- $15,963
- Equity at exit
- $67,089
- IRR
- 17.0%
- Equity multiple
- 2.73×
- Total profit
- $217,539
- Equity at exit
- $38,903
Cash invested: $125,986 (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
ZIP-level market 68132
- Rents YoY
- 8.9%
- Active inventory
- 85
- Price-to-rent
- 36.3×
Monthly cashflow live
- Estimated rent
- $5,159 high interval (Pro) →
- Mortgage (P&I)
- −$2,360
- Tax est. 1.5%
- −$562 /mo · $6,749/yr
- Insurance
- −$187
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$1,083
- Net cashflow
- $966
Break-even live
Sensitivity live
| Price | -10% $1,277 | -5% $1,122 | +0% $966 | +5% $811 | +10% $655 |
|---|---|---|---|---|---|
| Rent | -10% $559 | -5% $762 | +0% $966 | +5% $1,170 | +10% $1,374 |
| Rate | -1.0pp $1,193 | -0.5pp $1,081 | base $966 | +0.5pp $850 | +1.0pp $731 |
5-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 5× units | 2 | 1 | $5,160 |
| #1 | 2 | 1 | $1,032 |
| #2 | 2 | 1 | $1,032 |
| #3 | 2 | 1 | $1,032 |
| #4 | 2 | 1 | $1,032 |
| #5 | 2 | 1 | $1,032 |
| Total (5 units) | $5,159 | ||
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
- $112,488
- Closing costs
- $13,498
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4513 Lafayette Ave Unit 10 Omaha, NE | 1.0 | 1.0 | — | $695 | — | 24d | 1 | 0.09mi |
| 4505 Lafayette Ave Unit 12 Omaha, NE | 1.0 | 1.0 | — | $695 | — | 44d | 1 | 0.10mi |
| 4760 Lafayette Ave Unit 476010 Omaha, NE | 1.0 | 1.0 | — | $700 | — | 19d | 1 | 0.18mi |
| 1115 N 48th St Unit 11156 Omaha, NE | 1.0 | 1.0 | 635 | $725 | $1.14 | 15d | 1 | 0.19mi |
| 4315 Charles St Apt 17 Omaha, NE | 1.0 | 1.0 | 570 | $795 | $1.39 | 3d | 1 | 0.22mi |
| 1016 N 47th Ave Unit 1016/16 Omaha, NE | 1.0 | 1.0 | 625 | $745 | $1.19 | 24d | 1 | 0.23mi |
| 1306 N 48th Ave Unit 1313258 Omaha, NE | 2.0 | 1.0 | 994 | $875 | $0.88 | 3d | 1 | 0.24mi |
| 4821 Nicholas St Omaha, NE | 2.0 | 1.0 | 740 | $1,100 | $1.49 | 24d | 1 | 0.25mi |
| 4821 Nicholas St Apt 2 Omaha, NE | 2.0 | 1.0 | 720 | $1,100 | $1.53 | 44d | 1 | 0.25mi |
| 915 N 48th Ave Apt 15 Omaha, NE | 2.0 | 1.0 | 950 | $990 | $1.04 | 44d | 1 | 0.31mi |
| 4157 Hamilton St Unit 7W Omaha, NE | 1.0 | 1.0 | 600 | $750 | $1.25 | 44d | 1 | 0.35mi |
| 4102 Hamilton St Omaha, NE | 2.0 | 1.0 | 811 | $1,120 | $1.38 | 3d | 1 | 0.35mi |
| 4102 Hamilton St Unit 014 Omaha, NE | 2.0 | 1.0 | 811 | $1,120 | $1.38 | 24d | 1 | 0.35mi |
| 4153 Hamilton St Unit 1e Omaha, NE | 1.0 | 1.0 | 600 | $750 | $1.25 | 44d | 1 | 0.35mi |
| 817 N 47th St Unit 01 Omaha, NE | 1.0 | 1.0 | 620 | $850 | $1.37 | 44d | 1 | 0.35mi |
| 1825 NW Radial Hwy Omaha, NE | 1.0 | 1.0 | 650 | $775 | $1.19 | 44d | 1 | 0.36mi |
| 807 N 45th St Unit 6 Omaha, NE | 1.0 | 1.0 | 600 | $795 | $1.32 | 22d | 1 | 0.37mi |
| 640 N 46th St Omaha, NE | 1.0 | 1.0 | 700 | $799 | $1.14 | 44d | 1 | 0.41mi |
| 640 N 46th St #2 Omaha, NE | 1.0 | 1.0 | 700 | $799 | $1.14 | 24d | 1 | 0.41mi |
| 4201 Cuming St Omaha, NE | 2.0 | 1.0 | 1272 | $1,350 | $1.06 | 3d | 1 | 0.41mi |
| 801 N 48th St Unit 801 7 Omaha, NE | 1.0 | 1.0 | 600 | $800 | $1.33 | 44d | 1 | 0.42mi |
| 2003 N 45th St Unit 200714 Omaha, NE | 1.0 | 1.0 | — | $700 | — | 44d | 1 | 0.42mi |
| 1112 N 50th Ave Omaha, NE | 2.0 | 1.0 | 1200 | $1,450 | $1.21 | 15d | 1 | 0.42mi |
| 4108 Cuming St Unit 1 Omaha, NE | 1.0 | 1.0 | — | $950 | — | 44d | 1 | 0.44mi |
| 1308 N 40th St Omaha, NE | 1.0 | 1.0 | 600 | $800 | $1.33 | 15d | 1 | 0.46mi |
| 620 N 46th St Omaha, NE | 3.0 | 2.5 | 2410 | $3,497 | $1.45 | 44d | 1 | 0.46mi |
| 4806 Webster St Omaha, NE | 3.0 | 2.5 | 1589 | $2,295 | $1.44 | 3d | 1 | 0.46mi |
| 616 N 46th St Unit 11 Omaha, NE | 1.0 | 1.0 | 500 | $700 | $1.40 | 15d | 1 | 0.47mi |
| 828 N 41st Ave Omaha, NE | 2.0 | 1.0 | 1264 | $1,700 | $1.34 | 15d | 1 | 0.47mi |
| 612-616 N 46th St Unit 616-06 Omaha, NE | 1.0 | 1.0 | 500 | $725 | $1.45 | 24d | 1 | 0.48mi |
| 612-616 N 46th St Unit 616-09 Omaha, NE | 1.0 | 1.0 | 500 | $700 | $1.40 | 24d | 1 | 0.48mi |
| 4802 Underwood Ave Unit 5 Omaha, NE | 1.0 | 1.0 | 850 | $900 | $1.06 | 15d | 1 | 0.50mi |
| 4609 California St Unit 2 Omaha, NE | 1.0 | 1.0 | 850 | $895 | $1.05 | 44d | 1 | 0.52mi |
| 4602 Cass St Unit 5 Omaha, NE | 2.0 | 1.0 | — | $995 | — | 15d | 1 | 0.55mi |
| 4410 Cass St Omaha, NE | 2.0 | 1.0 | 864 | $1,500 | $1.74 | 24d | 1 | 0.56mi |
| 4903 Underwood Ave Unit 11 Omaha, NE | 2.0 | 1.0 | 950 | $1,300 | $1.37 | 44d | 1 | 0.60mi |
| 4907 Underwood Ave Unit 3 Omaha, NE | 1.0 | 1.0 | — | $875 | — | 24d | 1 | 0.60mi |
| 4907 Underwood Ave Omaha, NE | 1.0 | 1.0 | — | $875 | — | 44d | 1 | 0.60mi |
| 4178 Cass St Unit C Omaha, NE | 1.0 | 1.0 | 700 | $750 | $1.07 | 44d | 1 | 0.61mi |
| 4723 Cass St Omaha, NE | 1.0 | 1.0 | 630 | $895 | $1.42 | 12d | 1 | 0.61mi |
Listing history 35 events
-
2026-06-18days on market $449,950 Active 215 DOM
-
2026-06-17days on market $449,950 Active 214 DOM
-
2026-06-16days on market $449,950 Active 213 DOM
-
2026-06-15days on market $449,950 Active 212 DOM
-
2026-06-13days on market $449,950 Active 210 DOM
-
2026-06-10days on market $449,950 Active 207 DOM
-
2026-06-09days on market $449,950 Active 206 DOM
-
2026-06-08days on market $449,950 Active 205 DOM
-
2026-06-07days on market $449,950 Active 204 DOM
-
2026-06-03days on market $449,950 Active 200 DOM
-
2026-06-03days on market $449,950 Active 199 DOM
-
2026-06-01days on market $449,950 Active 198 DOM
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2026-06-01days on market $449,950 Active 197 DOM
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2025-11-14$449,950 New
-
2025-05-05soldstatus $337,500 Sold 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2025-03-18status Pending 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2025-02-19price $790,000 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2025-02-17price $395,000 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2024-12-20status Back On Market 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2024-12-09status Pending 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2024-11-25$849,900 New 436-char remark
Show marketing remark (436 chars)
Great investment property to all brick five Plex units must be sold together in a convenient midtown location. All units are two bed one bath, laundry facility, and storage in the basement gas electric separately metered tenants pay utilities, water, sewer trash paid by owner all units have new no the all units have new, several units have recent updates. All units are occupied. Prefer to sell both pacels together. 4531/4535. AMA
-
2019-08-16soldstatus $451,000 Sold 404-char remark
Show marketing remark (404 chars)
Great investment opportunity! Two all brick 5 plex units (must be sold together) in a convenient midtown location. All units are 2 bed/1 bath. Laundry facilities and storage in the basement. Gas/electric separately metered, tenants pay utilities. Water/sewer/trash paid by owner. ALL units have NEW central AC units. Roof approximately 2 years old. Several units updated with new flooring/carpet.
-
2019-06-20status Pending 404-char remark
Show marketing remark (404 chars)
Great investment opportunity! Two all brick 5 plex units (must be sold together) in a convenient midtown location. All units are 2 bed/1 bath. Laundry facilities and storage in the basement. Gas/electric separately metered, tenants pay utilities. Water/sewer/trash paid by owner. ALL units have NEW central AC units. Roof approximately 2 years old. Several units updated with new flooring/carpet.
-
2019-06-13$450,000 Active - New 404-char remark
Show marketing remark (404 chars)
Great investment opportunity! Two all brick 5 plex units (must be sold together) in a convenient midtown location. All units are 2 bed/1 bath. Laundry facilities and storage in the basement. Gas/electric separately metered, tenants pay utilities. Water/sewer/trash paid by owner. ALL units have NEW central AC units. Roof approximately 2 years old. Several units updated with new flooring/carpet.
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2017-11-30soldstatus $365,000 Sold
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2017-11-03status Pending
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2017-10-24price $400,000
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2017-08-01status Active
-
2017-08-01status Pending
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2017-07-14$419,900 Active - New
-
2014-11-14soldstatus $235,000
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2014-09-11historical
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2014-08-11$240,000
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2014-08-01historical
-
2014-01-31$280,000
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $61,908
- − Mortgage interest
- −$25,204
- − Property taxes
- −$6,749
- − Insurance
- −$2,250
- − Repairs & maintenance
- −$4,953
- − Management
- −$4,953
- − Depreciation
- −$13,089
- Taxable income
- $4,710
- Est. tax owed @ 24.0%
- −$1,130
- After-tax cash flow
- $10,463/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
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)
- 13,960
- Household income
- $68,221
- Rent vs Own
- Severe rent burden
- 540.0
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
- Predominantly White (75%)
- Race & ethnicity
- White 75% Hispanic / Latino 11% Black 7% Asian 3% Two or more races 3%
- Hispanic origin (detail)
- Mexican 9%
- Common ancestry
- Lithuanian 4% Romanian 2% Slovak 2%
- Foreign-born
- 9% · United Kingdom, Canada, Philippines
- Languages at home
- 85% English-only · Spanish 8% French/Haitian/Cajun 3% Other Indo-European 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
- ▼ -388.04%
- Current HPI
- 236.9179
- Rent YoY
- ▲ 8.88%
- 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
+60.7% since first listed22 events — show timeline
- 2025-11-14 Listed $449,950 GPRMLS
- 2025-05-05 Sold (MLS) $337,500 GPRMLS
- 2025-03-18 Pending — GPRMLS
- 2025-02-19 Price Changed $790,000 GPRMLS
- 2025-02-17 Price Changed $395,000 GPRMLS
- 2024-12-20 Relisted — GPRMLS
- 2024-12-09 Pending — GPRMLS
- 2024-11-25 Listed $849,900 GPRMLS
- 2019-08-16 Sold (MLS) $451,000 GPRMLS
- 2019-06-20 Pending — GPRMLS
- 2019-06-13 Listed $450,000 GPRMLS
- 2017-11-30 Sold (MLS) $365,000 GPRMLS
- 2017-11-03 Pending — GPRMLS
- 2017-10-24 Price Changed $400,000 GPRMLS
- 2017-08-01 Relisted — GPRMLS
- 2017-08-01 Pending — GPRMLS
- 2017-07-14 Listed $419,900 GPRMLS
- 2014-11-14 Sold (MLS) $235,000 GPRMLS
- 2014-09-11 Listing Removed — GPRMLS
- 2014-08-11 Listed $240,000 GPRMLS
- 2014-08-01 Listing Removed — GPRMLS
- 2014-01-31 Listed $280,000 GPRMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…