7906 N 101st Plz · Omaha, NE 68122

$100,000

3 bd · 2.0 ba · 1,456 sqft · Other · 37 Days on market

Built 1971 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 7932 N 101st Plaza in Omaha & acirc; & euro; & rdquo; a hidden gem offering comfort, simplicity, and an easy, low-maintenance lifestyle. This well-sized 2-bedroom, 1-bath home offers over 1,400 square feet of living space, giving you room to spread out while still enjoying the efficiency of a thoughtfully designed layout. What truly makes this home special is its setting. Nestled in a quiet, established community, you & acirc; & euro; & trade; ll enjoy a peaceful, tucked-away feel while still being just minutes from everything Omaha has to offer. The neighborhood provides a relaxed atmosphere where neighbors know each other and pride of ownership shin

Key facts

• Outdoor recreation
• Convenient access
• Nearby parks

Tags

• GENEROUS LIVING SPACE
• CONVENIENT ACCESS
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY PARKS
• OUTDOOR RECREATION

Property features AI

Exterior

• Home design: Built in 1971
• Construction: 1456 square feet of living area
• Exterior features: Located in the North Central Omaha subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.93% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.56%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.31×
• Total profit: $36,674
• Equity at exit: $14,910

10-year hold

• IRR: 38.4%
• Equity multiple: 4.58×
• Total profit: $100,105
• Equity at exit: $8,646

Cash invested: $28,000 (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 68122

• Home prices YoY: -27.0%
• Active inventory: 173
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $830

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 52%

Sensitivity live

Price	-10% $899	-5% $864	+0% $830	+5% $795	+10% $761
Rent	-10% $678	-5% $754	+0% $830	+5% $906	+10% $982
Rate	-1.0pp $880	-0.5pp $855	base $830	+0.5pp $804	+1.0pp $778

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10451 Liam CT Omaha, NE	3.0	1.0–2.0	853	$1,870	$2.19	2d	94	0.41mi
10872 Potter St Omaha, NE	3.0	2.0	1239	$2,150	$1.74	11d	1	0.67mi
7314 N 108th St Omaha, NE	3.0	2.0	1225	$2,150	$1.76	24d	1	0.67mi
7605 N 92nd Ave Omaha, NE	3.0	1.5	1614	$2,249	$1.39	44d	1	0.77mi
11209 Potter St Omaha, NE	3.0	2.0	1623	$2,150	$1.32	44d	1	0.93mi
6510 N 107th Plz Omaha, NE	2.0–4.0	2.0	1165	$1,638	$1.41	2d	19	1.04mi
10904 Martin Ave Omaha, NE	3.0	2.5	1698	$2,200	$1.30	44d	1	1.09mi
6704 N 90th Plz Omaha, NE	1.0–2.0	1.0–2.0	947	$1,240	$1.31	2d	5	1.20mi
9451 Vernon Plz Omaha, NE	2.0	2.0	890	$990	$1.11	2d	3	1.21mi
5439 N 100th Plz Omaha, NE	1.0–2.0	1.0–2.5	1025	$1,450	$1.41	3d	28	1.41mi

Listing history 14 events

1. 2026-06-18
   days on market $100,000 Active 37 DOM
2. 2026-06-17
   days on market $100,000 Active 36 DOM
3. 2026-06-16
   days on market $100,000 Active 35 DOM
4. 2026-06-15
   days on market $100,000 Active 34 DOM
5. 2026-06-13
   days on market $100,000 Active 32 DOM
6. 2026-06-10
   days on market $100,000 Active 29 DOM
7. 2026-06-09
   days on market $100,000 Active 28 DOM
8. 2026-06-08
   days on market $100,000 Active 27 DOM
9. 2026-06-07
   days on market $100,000 Active 26 DOM
10. 2026-06-03
    days on market $100,000 Active 22 DOM
11. 2026-06-03
    days on market $100,000 Active 21 DOM
12. 2026-06-01
    days on market $100,000 Active 20 DOM
13. 2026-06-01
    days on market $100,000 Active 19 DOM
14. 2026-05-12
    listed $100,000 Active 1895-char remark

ⓘ 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 6/10 Major FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,102
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$2,909
• Taxable income: $8,895
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $7,823/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

A moderate rehab project is needed to improve the home's curb appeal and interior comfort, enhancing its resale and rental value.

Repairs flagged

• Minor exterior siding — Light discoloration
• Minor interior paint — Some scuff marks

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves comfort and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light discoloration	Minor	$500–3,000
interior paint · Some scuff marks	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and reduces maintenance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 552,986
• Population (ZIP): 12,514

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 0.70)
• Race & ethnicity: White 47% Black 23% Asian 12% Hispanic / Latino 11% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 12% · Canada, India, Philippines
• Languages at home: 83% English-only · Other Indo-European 7% Spanish 4% 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: ▼ -81.12%
• Current HPI: 219.3423
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-12 Listed $100,000 FSBO.com