4554 N 16th St · Omaha, NE 68110

$124,900

3 bd · 1.5 ba · 1,386 sqft · Other public records · 56 Days on market

Built 1948 10,240 sqft lot $90/sqft · 10% below area Est $139k · 10% under

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Why this score? — see what drove the C+ 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 +24.1/30.0
• ARV discount +11.9/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story, 3-bedroom, 1.5-bath single-family home on a desirable corner lot! This move-in ready property offers great curb appeal and convenient driveway parking. Inside, you’ll find a welcoming formal foyer that opens to large, comfortable living spaces filled with natural light and finished in neutral colors that complement any style. The kitchen comes equipped with a refrigerator and range, making move-in simple. All bedrooms are nicely sized and feature cozy carpeting. A full basement provides additional storage and includes laundry hookups for added convenience. Step outside to enjoy the fenced yard—perfect for pets, play, or relaxing outdoors. A great combination of space, functionality, and location—ready for its next owner to call home!

Key facts

• Fenced yard
• Natural light
• Formal foyer

Tags

• CORNER LOT
• DRIVEWAY PARKING
• FORMAL FOYER
• NATURAL LIGHT
• FENCED YARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 45 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 56 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $138,524
• List price: $124,900
• Delta: -9.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,420
• Equity at exit: $18,623

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $16,633
• Equity at exit: $10,799

Cash invested: $34,972 (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 68110

• Home prices YoY: -9.5%
• Active inventory: 45
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$655
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $248

Break-even live

Break-even rent $1,132

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	43d	1	0.32mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	43d	1	0.42mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	21d	1	0.61mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	43d	1	0.74mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	23d	1	0.96mi
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	43d	1	1.21mi
3510 N 9th St Lot 47 Carter Lake, IA	3.0	2.0	1152	$1,479	$1.28	43d	1	1.25mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	1.26mi
1114 Hiatt St Carter Lake, IA	3.0	1.0	1165	$1,450	$1.24	43d	1	1.32mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	1.38mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	1.46mi
1005 Avenue K Unit 8 Carter Lake, IA	2.0	2.0	1014	$1,125	$1.11	14d	1	1.50mi

Listing history 16 events

1. 2026-05-06
   status Pending 779-char remark

   Show marketing remark (779 chars)

   Charming 2-story, 3-bedroom, 1.5-bath single-family home on a desirable corner lot! This move-in ready property offers great curb appeal and convenient driveway parking. Inside, you’ll find a welcoming formal foyer that opens to large, comfortable living spaces filled with natural light and finished in neutral colors that complement any style. The kitchen comes equipped with a refrigerator and range, making move-in simple. All bedrooms are nicely sized and feature cozy carpeting. A full basement provides additional storage and includes laundry hookups for added convenience. Step outside to enjoy the fenced yard—perfect for pets, play, or relaxing outdoors. A great combination of space, functionality, and location—ready for its next owner to call home!

2. 2026-04-23
   price $124,900 779-char remark

   Show marketing remark (779 chars)

   Charming 2-story, 3-bedroom, 1.5-bath single-family home on a desirable corner lot! This move-in ready property offers great curb appeal and convenient driveway parking. Inside, you’ll find a welcoming formal foyer that opens to large, comfortable living spaces filled with natural light and finished in neutral colors that complement any style. The kitchen comes equipped with a refrigerator and range, making move-in simple. All bedrooms are nicely sized and feature cozy carpeting. A full basement provides additional storage and includes laundry hookups for added convenience. Step outside to enjoy the fenced yard—perfect for pets, play, or relaxing outdoors. A great combination of space, functionality, and location—ready for its next owner to call home!

3. 2026-04-10
   price $129,900 779-char remark

   Show marketing remark (779 chars)

   Charming 2-story, 3-bedroom, 1.5-bath single-family home on a desirable corner lot! This move-in ready property offers great curb appeal and convenient driveway parking. Inside, you’ll find a welcoming formal foyer that opens to large, comfortable living spaces filled with natural light and finished in neutral colors that complement any style. The kitchen comes equipped with a refrigerator and range, making move-in simple. All bedrooms are nicely sized and feature cozy carpeting. A full basement provides additional storage and includes laundry hookups for added convenience. Step outside to enjoy the fenced yard—perfect for pets, play, or relaxing outdoors. A great combination of space, functionality, and location—ready for its next owner to call home!

4. 2026-03-11
   listed $134,900 New 779-char remark

   Show marketing remark (779 chars)

   Charming 2-story, 3-bedroom, 1.5-bath single-family home on a desirable corner lot! This move-in ready property offers great curb appeal and convenient driveway parking. Inside, you’ll find a welcoming formal foyer that opens to large, comfortable living spaces filled with natural light and finished in neutral colors that complement any style. The kitchen comes equipped with a refrigerator and range, making move-in simple. All bedrooms are nicely sized and feature cozy carpeting. A full basement provides additional storage and includes laundry hookups for added convenience. Step outside to enjoy the fenced yard—perfect for pets, play, or relaxing outdoors. A great combination of space, functionality, and location—ready for its next owner to call home!

5. 2026-01-24
   historical
6. 2025-11-17
   price $139,900
7. 2025-09-23
   listed $144,900 New
8. 2025-07-14
   historical
9. 2025-07-09
   price $144,900
10. 2025-06-25
    listed $154,900 New
11. 2023-12-11
    soldstatus $4,540,000
12. 2021-08-11
    soldstatus $100,000
13. 2021-08-05
    soldstatus $100,000 Sold
14. 2021-07-23
    status Pending
15. 2021-07-22
    price $110,000
16. 2021-07-08
    listed $115,000 Active - New

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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 · 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,343
• − Mortgage interest: −$6,996
• − Property taxes: −$2,244
• − Insurance: −$624
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,633
• Taxable income: $1,070
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,716/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
• City population: 552,986
• Population (ZIP): 9,403

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% White 29% Hispanic / Latino 17% Asian 9% Two or more races 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Ukrainian 2% Romanian 1% Portuguese 1%
• Foreign-born: 18% · Canada, India, Philippines
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -23.25%
• Current HPI: 220.8647
• Rent YoY: —
• Metro: —
• 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

+8.6% since first listed

16 events — show timeline

• 2026-05-06 Pending — GPRMLS
• 2026-04-23 Price Changed $124,900 GPRMLS
• 2026-04-10 Price Changed $129,900 GPRMLS
• 2026-03-11 Listed $134,900 GPRMLS
• 2026-01-24 Listing Removed — GPRMLS
• 2025-11-17 Price Changed $139,900 GPRMLS
• 2025-09-23 Listed $144,900 GPRMLS
• 2025-07-14 Listing Removed — GPRMLS
• 2025-07-09 Price Changed $144,900 GPRMLS
• 2025-06-25 Listed $154,900 GPRMLS
• 2023-12-11 Sold (Public Records) $4,540,000 Public Records
• 2021-08-11 Sold (Public Records) $100,000 Public Records
• 2021-08-05 Sold (MLS) $100,000 GPRMLS
• 2021-07-23 Pending — GPRMLS
• 2021-07-22 Price Changed $110,000 GPRMLS
• 2021-07-08 Listed $115,000 GPRMLS

Property tax history

+9.0%/yr

Latest (2025): $2,244 · +0.0% YoY. Source: county tax records.