3016 S 43 St · Omaha, NE 68105

$100,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 2 Days on market

Built 1924 9,148 sqft lot

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION! Looking for a ranch home in a great central location? This property is perfect for investors or anyone looking for an open yard with a roomy 2-car garage and workshop. The home features 3 bedrooms, 2 bathrooms has tons of potential! Highlights include a remodeled kitchen, newer roof and main floor laundry. A spacious 2-car garage was added with room for multiple vehicles, storage and a workshop area. The home needs some updates and TLC but the possibilities are endless! Home is being sold As-Is with no repairs to seller. There is an issue with the foundation on the back part of the home. Please see associated docs for the inspection report.

Key facts

• Newer roof
• Workshop area
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• NEWER ROOF
• MAIN FLOOR LAUNDRY
• OPEN YARD
• WORKSHOP AREA

Property features AI

Exterior

• Parking: Detached garage; 2 covered parking spaces (2 total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Not new/not a model; One story (living area all above grade)
• Construction: Built in 1924; Block foundation
• Exterior features: Porch; Patio; Partial fencing; Shed(s) on the property; Lot approximately 0.21 acres (about 55 x 173), up to 1/4 acre

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main floor; All bedrooms on the main floor
• Bathrooms: 2 bathrooms total (1 full, 1 three-quarter), both on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No basement; Washer and dryer included; Range; Refrigerator; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.2% 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: Jefferson Elementary School (math 17% / reading 32%, grade F, #445 of 502 statewide, top 91%, 428 students, 0% FRL); Norris Middle School (math 11% / reading 16%, grade F, #126 of 128 statewide, top 98%, 1,187 students, 0% FRL); Buena Vista High School (721 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 (+3.7%/yr); 124 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% of the median local income ($58k/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 $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 + 3.7% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $40k; list at $100k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $244,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 S 43 St	0.00mi	3/2.0 (+1)	1,296 (0%)	1mo	$90,000	$69	90
2218 S 42 St	0.38mi	2/1.0	1,223 (-6%)	4mo	$130,000	$106	70
2206 S 46th Ave	0.50mi	3/2.0 (+1)	1,290 (-0%)	3mo	$282,500	$219	65
4542 Vinton St	0.30mi	3/2.0 (+1)	1,392 (+7%)	1mo	$231,000	$166	64
3603 Oak St	0.59mi	3/1.5 (+1)	1,310 (+1%)	4mo	$210,000	$160	61
3849 Grover St	0.57mi	3/1.0 (+1)	1,212 (-6%)	3mo	$200,000	$165	55
3403 S 49th Ave	0.64mi	3/1.5 (+1)	1,373 (+6%)	0mo	$260,000	$189	53
1933 S 48th St	0.66mi	3/1.5 (+1)	1,362 (+5%)	2mo	$269,000	$198	52
2309 S 50th St	0.72mi	2/2.0	1,220 (-6%)	2mo	$225,000	$184	51
3616 Grover St	0.69mi	3/3.0 (+1)	1,333 (+3%)	0mo	$255,000	$191	50
3560 S 40th St	0.55mi	3/1.0 (+1)	1,143 (-12%)	4mo	$220,000	$192	47
2356 S 35th Ave	0.67mi	3/2.0 (+1)	1,432 (+10%)	1mo	$296,000	$207	42

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,965
• Equity at exit: $14,910

10-year hold

• IRR: 19.6%
• Equity multiple: 2.71×
• Total profit: $47,879
• 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 68105

• Rents YoY: 3.7%
• Active inventory: 124
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$524
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $408

Break-even live

Break-even rent $1,061

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $465	-5% $437	+0% $408	+5% $380	+10% $352
Rent	-10% $284	-5% $346	+0% $408	+5% $471	+10% $533
Rate	-1.0pp $459	-0.5pp $434	base $408	+0.5pp $382	+1.0pp $356

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4216 Vinton St Unit 4220 VINTON Omaha, NE	2.0	1.0	1300	$1,675	$1.29	15d	1	0.18mi
3057 S 41st St Omaha, NE	2.0	1.0	950	$1,335	$1.41	11d	4	0.18mi
4535 Oak St Omaha, NE	3.0	1.0	1200	$1,385	$1.15	44d	1	0.24mi
3940 Arbor St Omaha, NE	3.0	1.0	1316	$1,800	$1.37	44d	1	0.36mi
2132 S 48th Ave Omaha, NE	3.0	2.0	1849	$1,900	$1.03	3d	1	0.66mi
5101 Grover St Unit 5633 Omaha, NE	3.0	1.5	1200	$1,695	$1.41	44d	1	0.88mi
5101 Grover St Unit 5635 Omaha, NE	3.0	2.0	1200	$1,800	$1.50	12d	1	0.88mi
4844 Hickory St Omaha, NE	3.0	1.5	1575	$2,100	$1.33	24d	1	0.92mi
3209 S 32nd Ave Omaha, NE	3.0	2.0	1872	$1,995	$1.07	44d	1	0.96mi
4841 Pierce St Omaha, NE	3.0	1.0	1350	$2,000	$1.48	3d	1	1.19mi
4207 Barker Ave Omaha, NE	3.0	1.0	1200	$1,595	$1.33	44d	1	1.25mi
4504 S 47th St Omaha, NE	3.0	2.0	1538	$1,900	$1.24	44d	1	1.28mi
4015 Marcy St Omaha, NE	3.0	1.0	1238	$1,695	$1.37	15d	1	1.33mi
1018 S 36th St Omaha, NE	2.0	2.0	1462	$2,700	$1.85	44d	1	1.33mi
996 S 50th St Omaha, NE	2.0	1.0	1000	$1,550	$1.55	3d	1	1.34mi
5136 Poppleton Ave Omaha, NE	2.0	1.5	1440	$1,600	$1.11	12d	1	1.34mi
5132 Poppleton Ave Unit 5136 Omaha, NE	2.0	1.5	1440	$1,600	$1.11	12d	1	1.35mi
5156 Pierce St Omaha, NE	3.0	1.5	1400	$1,695	$1.21	44d	1	1.40mi
1310 S 31st St #04 Omaha, NE	1.0	1.0	900	$750	$0.83	3d	1	1.42mi
2520 S 60th St Omaha, NE	2.0	1.0	995	$1,450	$1.46	12d	1	1.46mi
3814 Leavenworth St Omaha, NE	2.0	1.0–2.0	818	$1,920	$2.35	24d	19	1.50mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $100,000 New
3. 2026-04-17
   status Pending
4. 2026-04-17
   historical
5. 2026-04-15
   price $160,000
6. 2026-04-06
   price $165,000
7. 2026-03-23
   price $175,000
8. 2026-03-07
   listed $185,000 New
9. 1997-03-08
   soldstatus $39,700

ⓘ 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: $3,269 · $272/mo
• Projected year-2 tax: $3,269 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,937
• − Mortgage interest: −$5,602
• − Property taxes: −$3,269
• − Insurance: −$500
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,909
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,028/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): 22,807
• Household income: $57,533
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1096.0

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 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 11% Black 5% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Romanian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 73% English-only · Spanish 22% Arabic 1% 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: ▼ -234.93%
• Current HPI: 314.1884
• Rent YoY: ▲ 3.66%
• 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

+151.9% since first listed

9 events — show timeline

• 2026-05-07 Pending — GPRMLS
• 2026-05-05 Listed $100,000 GPRMLS
• 2026-04-17 Pending — GPRMLS
• 2026-04-17 Listing Removed — GPRMLS
• 2026-04-15 Price Changed $160,000 GPRMLS
• 2026-04-06 Price Changed $165,000 GPRMLS
• 2026-03-23 Price Changed $175,000 GPRMLS
• 2026-03-07 Listed $185,000 GPRMLS
• 1997-03-08 Sold (Public Records) $39,700 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,269 · +12.2% YoY. Source: county tax records.