4516 N 31st Ave · Omaha, NE 68111

$175,000

3 bd · 1.0 ba · 1,278 sqft · Other public records · 89 Days on market

Built 1918 6,120 sqft lot

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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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to this fully remodeled 1.5-story home that blends classic charm with modern updates from head-to-toe. Featuring 4 spacious bedrooms and 1 bathroom, with plenty of off-street parking, this home has been thoughtfully renovated and has some new plumbing. Water heater installed in 2025, plus new appliances. The layout provides flexibility and comfort, perfect for families, professionals, or investors. Every detail has been refreshed to create a move-in ready home with a clean, new feel throughout. Conveniently located near Metro Community College. This property is also just minutes from grocery stores, coffee shops, and everyday essentials, making daily living easy and enjoyable. This is a fantastic opportunity to own a beautifully up-to-date home in a highly desirable area - schedule your showing today! All measurements approximate.

Key facts

• Move-in ready
• Fully remodeled
• New plumbing

Tags

• FULLY REMODELED
• NEW PLUMBING
• WATER HEATER INSTALLED
• NEW APPLIANCES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $155k (11.2% below list).
• Recommended offer: $155k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 139 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 44% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,359 (11.2% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 0.89% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.4

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $103,755
• Equity at exit: $157,654

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $299,754
• Equity at exit: $339,987

Cash invested: $49,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$918
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $128

Break-even live

Break-even rent $1,392

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.75mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	43d	1	0.79mi
5348 N 25th St Omaha, NE	4.0	1.0	1446	$1,600	$1.11	43d	1	0.80mi
2873 Kansas Ave Omaha, NE	3.0	2.0	1112	$1,450	$1.30	23d	1	0.97mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	43d	1	0.97mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	3d	1	1.00mi
2436 Laurel Ave Omaha, NE	3.0	1.0	1582	$1,495	$0.95	23d	1	1.02mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	21d	1	1.04mi
6124 N 30th St Unit STREET2 Omaha, NE	2.0	1.0	1190	$1,075	$0.90	43d	1	1.04mi
3901 Curtis Ave Omaha, NE	2.0	2.5	1745	$1,850	$1.06	3d	1	1.25mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	2d	1	1.29mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	43d	1	1.30mi
2723 Newport Ave Omaha, NE	2.0	1.0	1079	$1,450	$1.34	2d	1	1.35mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	10d	1	1.39mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	43d	1	1.41mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	43d	1	1.42mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	3d	1	1.46mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	10d	1	1.48mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	43d	1	1.48mi
3164 Ida St Omaha, NE	3.0	1.0	946	$1,600	$1.69	2d	1	1.48mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	19d	1	1.48mi
1820 Miami St Omaha, NE	4.0	1.5	1306	$1,050	$0.80	43d	1	1.49mi
4018 Bauman Ave Omaha, NE	3.0	1.0	925	$1,380	$1.49	43d	1	1.50mi

Listing history 26 events

1. 2026-05-04
   status Pending 850-char remark

   Show marketing remark (850 chars)

   Welcome to this fully remodeled 1.5-story home that blends classic charm with modern updates from head-to-toe. Featuring 4 spacious bedrooms and 1 bathroom, with plenty of off-street parking, this home has been thoughtfully renovated and has some new plumbing. Water heater installed in 2025, plus new appliances. The layout provides flexibility and comfort, perfect for families, professionals, or investors. Every detail has been refreshed to create a move-in ready home with a clean, new feel throughout. Conveniently located near Metro Community College. This property is also just minutes from grocery stores, coffee shops, and everyday essentials, making daily living easy and enjoyable. This is a fantastic opportunity to own a beautifully up-to-date home in a highly desirable area - schedule your showing today! All measurements approximate.

2. 2026-04-01
   price $175,000 850-char remark

   Show marketing remark (850 chars)

   Welcome to this fully remodeled 1.5-story home that blends classic charm with modern updates from head-to-toe. Featuring 4 spacious bedrooms and 1 bathroom, with plenty of off-street parking, this home has been thoughtfully renovated and has some new plumbing. Water heater installed in 2025, plus new appliances. The layout provides flexibility and comfort, perfect for families, professionals, or investors. Every detail has been refreshed to create a move-in ready home with a clean, new feel throughout. Conveniently located near Metro Community College. This property is also just minutes from grocery stores, coffee shops, and everyday essentials, making daily living easy and enjoyable. This is a fantastic opportunity to own a beautifully up-to-date home in a highly desirable area - schedule your showing today! All measurements approximate.

3. 2026-01-27
   listed $183,000 New 850-char remark

   Show marketing remark (850 chars)

   Welcome to this fully remodeled 1.5-story home that blends classic charm with modern updates from head-to-toe. Featuring 4 spacious bedrooms and 1 bathroom, with plenty of off-street parking, this home has been thoughtfully renovated and has some new plumbing. Water heater installed in 2025, plus new appliances. The layout provides flexibility and comfort, perfect for families, professionals, or investors. Every detail has been refreshed to create a move-in ready home with a clean, new feel throughout. Conveniently located near Metro Community College. This property is also just minutes from grocery stores, coffee shops, and everyday essentials, making daily living easy and enjoyable. This is a fantastic opportunity to own a beautifully up-to-date home in a highly desirable area - schedule your showing today! All measurements approximate.

4. 2025-12-01
   historical
5. 2025-11-11
   status Back On Market
6. 2025-10-27
   status Pending
7. 2025-10-03
   listed $190,000 New
8. 2025-10-01
   historical
9. 2025-09-03
   price $199,500
10. 2025-08-12
    listed $210,000 New
11. 2025-08-12
    historical
12. 2025-07-28
    price $210,000
13. 2025-07-11
    listed $215,000 New
14. 2025-07-01
    historical
15. 2025-04-23
    price $205,000
16. 2025-03-28
    price $215,000
17. 2025-03-13
    listed $225,000 New
18. 2025-03-13
    historical
19. 2024-10-31
    price $225,000
20. 2024-10-07
    listed $235,000 New
21. 2024-03-18
    soldstatus $105,000
22. 2024-03-15
    soldstatus $105,000 Sold
23. 2024-02-29
    status Pending
24. 2024-02-15
    listed $120,000 New
25. 2018-06-18
    soldstatus $79,000
26. 1993-07-16
    soldstatus $10,500

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$1,722/yr (+$143/mo · 131.8%)

ⓘ 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: $18,643
• − Mortgage interest: −$9,803
• − Property taxes: −$1,306
• − Insurance: −$875
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,091
• Taxable loss: −$1,414
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $1,874/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

+1566.7% since first listed

26 events — show timeline

• 2026-05-04 Pending — GPRMLS
• 2026-04-01 Price Changed $175,000 GPRMLS
• 2026-01-27 Listed $183,000 GPRMLS
• 2025-12-01 Listing Removed — GPRMLS
• 2025-11-11 Relisted — GPRMLS
• 2025-10-27 Pending — GPRMLS
• 2025-10-03 Listed $190,000 GPRMLS
• 2025-10-01 Listing Removed — GPRMLS
• 2025-09-03 Price Changed $199,500 GPRMLS
• 2025-08-12 Listing Removed — GPRMLS
• 2025-08-12 Listed $210,000 GPRMLS
• 2025-07-28 Price Changed $210,000 GPRMLS
• 2025-07-11 Listed $215,000 GPRMLS
• 2025-07-01 Listing Removed — GPRMLS
• 2025-04-23 Price Changed $205,000 GPRMLS
• 2025-03-28 Price Changed $215,000 GPRMLS
• 2025-03-13 Listing Removed — GPRMLS
• 2025-03-13 Listed $225,000 GPRMLS
• 2024-10-31 Price Changed $225,000 GPRMLS
• 2024-10-07 Listed $235,000 GPRMLS
• 2024-03-18 Sold (Public Records) $105,000 Public Records
• 2024-03-15 Sold (MLS) $105,000 GPRMLS
• 2024-02-29 Pending — GPRMLS
• 2024-02-15 Listed $120,000 GPRMLS
• 2018-06-18 Sold (Public Records) $79,000 Public Records
• 1993-07-16 Sold (Public Records) $10,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,306 · +0.4% YoY. Source: county tax records.