4215 Camden Ave · Omaha, NE 68111

$115,000

2 bd · 1.5 ba · 1,050 sqft · Other public records · 75 Days on market

Built 1910 6,448 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 +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Contract Pending, accepting back up offers. Welcome to this charming 2-bed, 1.5-bath home that has new flooring and paint throughout. With over 1,000 square feet of living space, this home blends classic charm with modern updates. The main floor offers a bright living room, large formal dining, a functional kitchen with ample cabinet space, & newer appliances. Upstairs are two bedrooms & a full bathroom. The basement has room for storage, laundry, & a 1/2 bath. The spacious yard is perfect for outdoor activities. Conveniently located near parks, schools, shopping, & dining, this home is ideal for first-time buyers or investors.

Key facts

• Functional kitchen
• Large formal dining
• New flooring

Tags

• NEW FLOORING
• NEW PAINT
• BRIGHT LIVING ROOM
• LARGE FORMAL DINING
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+3.2%/yr); 140 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 36% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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: 1.10% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 3.43×
• Total profit: $78,383
• Equity at exit: $103,601

10-year hold

• IRR: 26.9%
• Equity multiple: 7.81×
• Total profit: $219,211
• Equity at exit: $223,420

Cash invested: $32,200 (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: 140
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$603
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $243

Break-even live

Break-even rent $952

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $308	-5% $276	+0% $243	+5% $210	+10% $178
Rent	-10% $143	-5% $193	+0% $243	+5% $293	+10% $343
Rate	-1.0pp $301	-0.5pp $272	base $243	+0.5pp $213	+1.0pp $183

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	22d	1	0.35mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	45d	1	0.40mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	25d	1	0.41mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	11d	1	0.41mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	0.43mi
4414 Curtis Ave Unit CRAWFORD 4414/B Omaha, NE	1.0	1.0	765	$745	$0.97	25d	1	0.70mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	45d	1	0.70mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	0.70mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	4d	1	0.72mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	25d	1	0.72mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	0.79mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	25d	1	0.81mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	11d	2	0.81mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	25d	1	0.81mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	45d	1	0.87mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	0.97mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	1.01mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	25d	1	1.09mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	15d	1	1.10mi
4314 N 52nd St Omaha, NE	3.0	1.0	780	$945	$1.21	15d	1	1.10mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	1.12mi
6327 N 51st Ave Omaha, NE	3.0	1.0	860	$1,450	$1.69	25d	1	1.14mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	1.18mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	45d	1	1.21mi
3911 N 52nd St Apt 5 Omaha, NE	1.0	1.0	850	$799	$0.94	15d	1	1.22mi
4625 N 56th St Apt 18 Omaha, NE	2.0	1.0	700	$875	$1.25	45d	1	1.22mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	25d	1	1.25mi
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	25d	1	1.26mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	1.26mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.29mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	25d	1	1.32mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	3d	1	1.38mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	11d	1	1.38mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	45d	1	1.38mi
5615 Northampton Blvd Omaha, NE	3.0	1.0–1.5	781	$1,205	$1.54	3d	1	1.38mi

Listing history 30 events

1. 2026-03-13
   listed $115,000 New 651-char remark

   Show marketing remark (651 chars)

   Contract Pending, accepting back up offers. Welcome to this charming 2-bed, 1.5-bath home that has new flooring and paint throughout. With over 1,000 square feet of living space, this home blends classic charm with modern updates. The main floor offers a bright living room, large formal dining, a functional kitchen with ample cabinet space, & newer appliances. Upstairs are two bedrooms & a full bathroom. The basement has room for storage, laundry, & a 1/2 bath. The spacious yard is perfect for outdoor activities. Conveniently located near parks, schools, shopping, & dining, this home is ideal for first-time buyers or investors.

2. 2026-03-13
   historical

   Show marketing remark (651 chars)

   Contract Pending, accepting back up offers. Welcome to this charming 2-bed, 1.5-bath home that has new flooring and paint throughout. With over 1,000 square feet of living space, this home blends classic charm with modern updates. The main floor offers a bright living room, large formal dining, a functional kitchen with ample cabinet space, & newer appliances. Upstairs are two bedrooms & a full bathroom. The basement has room for storage, laundry, & a 1/2 bath. The spacious yard is perfect for outdoor activities. Conveniently located near parks, schools, shopping, & dining, this home is ideal for first-time buyers or investors.

3. 2026-02-27
   listed $115,500 New
4. 2026-02-27
   historical
5. 2026-02-06
   listed $116,900 New
6. 2026-02-06
   historical
7. 2026-01-05
   listed $117,900 New
8. 2026-01-05
   historical
9. 2025-12-03
   listed $119,900 New
10. 2025-12-03
    historical
11. 2025-11-15
    listed $126,499 New
12. 2025-11-15
    historical
13. 2025-10-30
    listed $129,999 New
14. 2025-10-30
    historical
15. 2025-10-16
    listed $134,999 New
16. 2025-10-16
    historical
17. 2025-10-06
    listed $137,500 New
18. 2025-10-06
    historical
19. 2025-09-23
    listed $139,900 New
20. 2025-09-23
    historical
21. 2025-09-16
    listed $142,500 New
22. 2025-04-04
    historical
23. 2025-03-14
    listed $125,000 New
24. 2024-10-21
    soldstatus $60,000
25. 2024-10-21
    soldstatus $100,000
26. 2009-05-21
    soldstatus $10,000
27. 2009-05-03
    historical
28. 2008-09-15
    listed $26,500
29. 2008-09-11
    historical
30. 2008-05-23
    listed $42,000

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$774/yr (+$64/mo · 63.7%)

ⓘ 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: $15,119
• − Mortgage interest: −$6,442
• − Property taxes: −$1,216
• − Insurance: −$575
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,345
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,647/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

+173.8% since first listed

30 events — show timeline

• 2026-03-13 Listing Removed — GPRMLS
• 2026-03-13 Listed $115,000 GPRMLS
• 2026-02-27 Listing Removed — GPRMLS
• 2026-02-27 Listed $115,500 GPRMLS
• 2026-02-06 Listing Removed — GPRMLS
• 2026-02-06 Listed $116,900 GPRMLS
• 2026-01-05 Listing Removed — GPRMLS
• 2026-01-05 Listed $117,900 GPRMLS
• 2025-12-03 Listing Removed — GPRMLS
• 2025-12-03 Listed $119,900 GPRMLS
• 2025-11-15 Listing Removed — GPRMLS
• 2025-11-15 Listed $126,499 GPRMLS
• 2025-10-30 Listing Removed — GPRMLS
• 2025-10-30 Listed $129,999 GPRMLS
• 2025-10-16 Listing Removed — GPRMLS
• 2025-10-16 Listed $134,999 GPRMLS
• 2025-10-06 Listing Removed — GPRMLS
• 2025-10-06 Listed $137,500 GPRMLS
• 2025-09-23 Listing Removed — GPRMLS
• 2025-09-23 Listed $139,900 GPRMLS
• 2025-09-16 Listed $142,500 GPRMLS
• 2025-04-04 Listing Removed — GPRMLS
• 2025-03-14 Listed $125,000 GPRMLS
• 2024-10-21 Sold (Public Records) $100,000 Public Records
• 2024-10-21 Sold (Public Records) $60,000 Public Records
• 2009-05-21 Sold (MLS) $10,000 GPRMLS
• 2009-05-03 Listing Removed — GPRMLS
• 2008-09-15 Listed $26,500 GPRMLS
• 2008-09-11 Listing Removed — GPRMLS
• 2008-05-23 Listed $42,000 GPRMLS

Property tax history

+5.3%/yr

Latest (2025): $1,216 · +9.3% YoY. Source: county tax records.