4401 N 53rd St · Omaha, NE 68104

$185,000

3 bd · 2.5 ba · 1,804 sqft · SingleFamily public records · 191 Days on market

Built 1955 5,663 sqft lot $103/sqft · 10% below area Est $207k · 10% under

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +12.2/15.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the warmth and elegance of this inviting 3-bedroom, 2-bathroom residence, where gleaming wood floors and a cozy fireplace set the stage for comfortable living. The freshly painted interior brings a bright, renewed energy throughout the home. Downstairs, two bonus rooms in the basement offer flexible space—perfect for a home office, creative studio, or extra storage. With its thoughtful layout and charming details, this home is a delightful blend of practicality and personality. Come see it for yourself—schedule your tour today! This home is also available for rent.

Key facts

• Flexible space
• Gleaming wood floors
• Two bonus rooms

Tags

• GLEAMING WOOD FLOORS
• COZY FIREPLACE
• FRESHLY PAINTED INTERIOR
• TWO BONUS ROOMS
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (2.9% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Market conditions: Rents rising (+2.4%/yr); 172 active listings in the ZIP; 16 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 36% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $206,680
• List price: $185,000
• Delta: -10.49%
• 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
3955 N 54 St	0.21mi	4/2.0 (+1)	1,754 (-3%)	2mo	$227,000	$129	76
3922 N 52nd St	0.22mi	2/2.5 (-1)	1,679 (-7%)	3mo	$270,000	$161	71
5824 Larimore Ave	0.44mi	3/1.0	1,780 (-1%)	3mo	$195,000	$110	69
4543 N 60 Ave	0.53mi	3/2.0	1,706 (-5%)	3mo	$215,000	$126	62
4905 N 59th St	0.50mi	3/2.5	1,653 (-8%)	4mo	$219,000	$132	60
5626 Fowler Ave	0.33mi	4/2.0 (+1)	1,626 (-10%)	5mo	$255,000	$157	57
3544 N 53 St	0.46mi	3/1.5	1,591 (-12%)	2mo	$225,000	$141	53
5004 N 48th St	0.67mi	3/1.5	1,683 (-7%)	4mo	$215,000	$128	50
5006 Bedford Ave	0.73mi	2/2.0 (-1)	1,958 (+8%)	2mo	$250,000	$128	43
5020 Bedford Ave	0.72mi	3/2.0	1,607 (-11%)	4mo	$205,000	$128	43
4624 N 61 St	0.62mi	3/3.0	1,542 (-14%)	3mo	$237,000	$154	42
4851 Browne St	0.64mi	3/1.5	1,557 (-14%)	5mo	$235,000	$151	40

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-24,905
• Equity at exit: $27,584

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-18,230
• Equity at exit: $15,995

Cash invested: $51,800 (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 68104

• Rents YoY: 2.4%
• Active inventory: 172
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$970
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $97

Break-even live

Break-even rent $1,674

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $202	-5% $149	+0% $97	+5% $45	+10% $-8
Rent	-10% $-45	-5% $26	+0% $97	+5% $168	+10% $239
Rate	-1.0pp $190	-0.5pp $144	base $97	+0.5pp $49	+1.0pp $0

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	3d	1	0.19mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	0.65mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	44d	1	0.72mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	11d	1	0.80mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	0.82mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	12d	1	0.85mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	44d	1	0.91mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	24d	1	0.97mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	24d	1	0.99mi
6405 Parkview Ln Omaha, NE	3.0	1.5	1718	$1,950	$1.14	44d	1	1.00mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	44d	1	1.13mi
6547 Bedford Ave Omaha, NE	4.0	2.0	2500	$1,795	$0.72	15d	1	1.19mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	1.20mi
6029 Nebraska Ave Omaha, NE	4.0	2.0	1840	$2,000	$1.09	24d	1	1.22mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	44d	1	1.31mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	44d	1	1.33mi

Listing history 28 events

1. 2026-06-10
   days on market $185,000 Active 191 DOM
2. 2026-06-09
   days on market $185,000 Active 190 DOM
3. 2026-06-08
   days on market $185,000 Active 189 DOM
4. 2026-06-07
   days on market $185,000 Active 188 DOM
5. 2026-06-03
   days on market $185,000 Active 184 DOM
6. 2026-06-03
   days on market $185,000 Active 183 DOM
7. 2026-06-01
   days on market $185,000 Active 182 DOM
8. 2026-06-01
   days on market $185,000 Active 181 DOM
9. 2026-04-03
   price $185,000 594-char remark

   Show marketing remark (594 chars)

   Step into the warmth and elegance of this inviting 3-bedroom, 2-bathroom residence, where gleaming wood floors and a cozy fireplace set the stage for comfortable living. The freshly painted interior brings a bright, renewed energy throughout the home. Downstairs, two bonus rooms in the basement offer flexible space—perfect for a home office, creative studio, or extra storage. With its thoughtful layout and charming details, this home is a delightful blend of practicality and personality. Come see it for yourself—schedule your tour today! This home is also available for rent.

10. 2025-12-01
    listed $195,000 New 594-char remark

    Show marketing remark (594 chars)

    Step into the warmth and elegance of this inviting 3-bedroom, 2-bathroom residence, where gleaming wood floors and a cozy fireplace set the stage for comfortable living. The freshly painted interior brings a bright, renewed energy throughout the home. Downstairs, two bonus rooms in the basement offer flexible space—perfect for a home office, creative studio, or extra storage. With its thoughtful layout and charming details, this home is a delightful blend of practicality and personality. Come see it for yourself—schedule your tour today! This home is also available for rent.

11. 2025-09-24
    price $200,000
12. 2025-09-11
    price $210,000
13. 2023-10-16
    soldstatus $167,000
14. 2023-10-13
    soldstatus $167,000 Sold
15. 2023-09-14
    status Pending
16. 2023-09-11
    listed $165,000 New
17. 2022-06-17
    price $1,250
18. 2015-03-30
    soldstatus $39,000 Sold
19. 2015-03-12
    status Pending
20. 2014-04-14
    listed $49,000 Active
21. 2014-04-14
    historical
22. 2013-05-28
    listed $51,000
23. 2007-07-24
    historical
24. 2007-02-07
    soldstatus $72,333
25. 2007-02-05
    soldstatus $75,000
26. 2006-11-21
    historical
27. 2006-10-04
    listed $90,000
28. 2005-04-08
    listed $75,000

ⓘ 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: $3,302 · $275/mo
• Projected year-2 tax: $3,302 · $275/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,563
• − Mortgage interest: −$10,363
• − Property taxes: −$3,302
• − Insurance: −$925
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,382
• Taxable loss: −$1,859
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,612/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 2%

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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+146.7% since first listed

20 events — show timeline

• 2026-04-03 Price Changed $185,000 GPRMLS
• 2025-12-01 Listed $195,000 GPRMLS
• 2025-09-24 Price Changed $200,000 GPRMLS
• 2025-09-11 Price Changed $210,000 GPRMLS
• 2023-10-16 Sold (Public Records) $167,000 Public Records
• 2023-10-13 Sold (MLS) $167,000 GPRMLS
• 2023-09-14 Pending — GPRMLS
• 2023-09-11 Listed $165,000 GPRMLS
• 2022-06-17 Price Changed $1,250 RENT.
• 2015-03-30 Sold (MLS) $39,000 GPRMLS
• 2015-03-12 Pending — GPRMLS
• 2014-04-14 Listing Removed — GPRMLS
• 2014-04-14 Listed $49,000 GPRMLS
• 2013-05-28 Listed $51,000 GPRMLS
• 2007-07-24 Listing Removed — GPRMLS
• 2007-02-07 Sold (Public Records) $72,333 Public Records
• 2007-02-05 Sold (MLS) $75,000 GPRMLS
• 2006-11-21 Listing Removed — GPRMLS
• 2006-10-04 Listed $90,000 GPRMLS
• 2005-04-08 Listed $75,000 GPRMLS

Property tax history

+8.6%/yr

Latest (2025): $3,302 · +29.6% YoY. Source: county tax records.