4955 Bedford Ave · Omaha, NE 68104

$105,000

4 bd · 1.5 ba · 2,380 sqft · Other public records

Built 1935 6,534 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 +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a project? This home presents a great opportunity for buyers ready to put in some work and create value. The property will require updates and repairs but offers a solid starting point for renovation. Bring your ideas and make it your own. Sold as-is.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 15.8% 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: Fontenelle Elementary School (math 8% / reading 16%, grade F, #489 of 502 statewide, top 98%, 457 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 172 active listings in the ZIP; 10 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 42% 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 $726 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 + 2.4% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1935 — 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: 2.02% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.17×
• Total profit: $34,459
• Equity at exit: $15,656

10-year hold

• IRR: 35.4%
• Equity multiple: 4.16×
• Total profit: $92,778
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$551
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $828

Break-even live

Break-even rent $1,068

Max offer price $105,000

Occupancy floor 56%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	43d	1	0.35mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	10d	1	0.53mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	2d	1	0.71mi
4542 Franklin St Unit Labs Omaha, NE	5.0	2.5	2000	$1,900	$0.95	43d	1	0.94mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	11d	1	0.95mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	43d	1	1.09mi
5002 Lafayette Ave Omaha, NE	5.0	2.0	2324	$2,450	$1.05	14d	1	1.13mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	23d	1	1.14mi
5115 Lafayette Ave Omaha, NE	5.0	4.5	3228	$3,650	$1.13	2d	1	1.18mi
6547 Bedford Ave Omaha, NE	4.0	2.0	2500	$1,795	$0.72	14d	1	1.26mi

Listing history 13 events

1. 2026-04-29
   historical
2. 2026-04-29
   listed $105,000
3. 2026-04-14
   historical
4. 2026-03-02
   listed $170,000 New
5. 2018-05-08
   soldstatus $120,000
6. 2016-08-01
   historical
7. 2016-07-28
   price $110,000
8. 2016-07-12
   listed $115,000 Active - New
9. 2012-01-18
   soldstatus $95,000
10. 2011-12-28
    soldstatus $95,000
11. 2011-12-03
    historical
12. 2011-09-05
    listed $95,000
13. 2000-01-19
    soldstatus $76,000

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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: $25,392
• − Mortgage interest: −$5,882
• − Property taxes: −$2,990
• − Insurance: −$525
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$3,055
• Taxable income: $8,879
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $7,807/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

+38.2% since first listed

13 events — show timeline

• 2026-04-29 Listed $105,000 GPRMLS
• 2026-04-29 Listing Removed — GPRMLS
• 2026-04-14 Listing Removed — GPRMLS
• 2026-03-02 Listed $170,000 GPRMLS
• 2018-05-08 Sold (Public Records) $120,000 Public Records
• 2016-08-01 Listing Removed — GPRMLS
• 2016-07-28 Price Changed $110,000 GPRMLS
• 2016-07-12 Listed $115,000 GPRMLS
• 2012-01-18 Sold (Public Records) $95,000 Public Records
• 2011-12-28 Sold (MLS) $95,000 GPRMLS
• 2011-12-03 Listing Removed — GPRMLS
• 2011-09-05 Listed $95,000 GPRMLS
• 2000-01-19 Sold (Public Records) $76,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,990 · -1.3% YoY. Source: county tax records.