4522 N 36th Ave · Omaha, NE 68111

$125,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records

Built 1963 6,251 sqft lot Est $169k · 26% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Sold Same Day Listed

Key facts

• 6,251 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.8% 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: Skinner Magnet Center (math 2% / reading 8%, grade F, #500 of 502 statewide, top 100%, 435 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 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 (+3.2%/yr); 139 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• At $1,644/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 1913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1963 — 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: 1.32% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4740 N 39th St	0.26mi	4/2.0 (+1)	1,524 (-1%)	1mo	$195,000	$128	77
4740 N 40th Ave	0.35mi	4/1.0 (+1)	1,548 (+1%)	2mo	$178,000	$115	76
3713 N 34 Ave	0.55mi	3/2.0	1,530 (-0%)	5mo	$169,000	$110	66
3632 Ellison Ave	0.64mi	3/1.0	1,513 (-2%)	3mo	$150,000	$99	65
3302 Larimore Ave	0.35mi	3/2.0	1,404 (-9%)	1mo	$137,000	$98	64
4516 N 31st Ave	0.44mi	4/1.0 (+1)	1,630 (+6%)	0mo	$170,000	$104	64
4716 N 31st Ave	0.45mi	4/1.0 (+1)	1,466 (-5%)	6mo	$80,000	$55	62
5202 N 33 St	0.50mi	3/1.0	1,428 (-7%)	6mo	$168,000	$118	60
2919 Fowler Ave	0.59mi	2/1.0 (-1)	1,576 (+3%)	6mo	$125,000	$79	58
2921 Fowler Ave	0.59mi	2/1.0 (-1)	1,453 (-5%)	6mo	$135,000	$93	54
4319 N 32nd St	0.43mi	2/2.0 (-1)	1,372 (-11%)	6mo	$160,000	$117	48
4573 Butler Ave	0.75mi	3/2.0	1,398 (-9%)	0mo	$255,000	$182	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.81×
• Total profit: $98,208
• Equity at exit: $112,610

10-year hold

• IRR: 31.3%
• Equity multiple: 8.62×
• Total profit: $266,559
• Equity at exit: $242,848

Cash invested: $35,000 (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 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 139
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$656
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $467

Break-even live

Break-even rent $1,052

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	21d	1	0.29mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	0.51mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	0.91mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	0.98mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	1.03mi
2416 Fowler Ave Omaha, NE	4.0	2.0	2169	$1,950	$0.90	14d	1	1.03mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	23d	1	1.05mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	1.08mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	1.09mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	1.13mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	1.16mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	43d	1	1.17mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	1.18mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	43d	1	1.25mi
4026 Bauman Ave Omaha, NE	4.0	1.0	1350	$1,695	$1.26	43d	1	1.32mi
4655 Curtis Ave Omaha, NE	3.0	2.0	2000	$1,900	$0.95	43d	1	1.32mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	23d	1	1.33mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	23d	1	1.38mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	43d	1	1.43mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	43d	1	1.44mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	21d	1	1.46mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	23d	1	1.49mi

Listing history 3 events

1. 2026-05-15
   listed $125,000
2. 2026-05-15
   historical
3. 2000-06-01
   soldstatus $40,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$676/yr (+$56/mo · 45.5%)

ⓘ 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 ≥105°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: $19,728
• − Mortgage interest: −$7,002
• − Property taxes: −$1,487
• − Insurance: −$625
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$3,636
• Taxable income: $3,821
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,690/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): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

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 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 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: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• 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

+212.5% since first listed

3 events — show timeline

• 2026-05-15 Listing Removed — GPRMLS
• 2026-05-15 Listed $125,000 GPRMLS
• 2000-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,487 · +1.5% YoY. Source: county tax records.