6117 Elm St · Omaha, NE 68106-0000

$260,000

3 bd · 2.5 ba · 1,857 sqft · SingleFamily public records · 2 Days on market

Built 1958 6,300 sqft lot Est $293k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.6/15.0
• Cash flow +10.6/30.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

PENDING on the market for backup offers only. Unlock the potential of this hidden gem in desirable Aksarben Heights! Nestled just moments away from the vibrant Aksarben area, this investor special presents a prime opportunity for savvy buyers. With 3 bedrooms upstairs plus a non-conforming 4th bedroom in the basement, along with 2 bathrooms, this home awaits your creative touch to transform it into a modern masterpiece. Imagine stepping into instant equity as you update this space to suit your style. The neighborhood's charm is unbeatable, offering easy access to an array of dining and shopping options. Don't miss out on this chance to make your mark in one of Omaha's most sought-after locales! Property is SOLD AS-IS.

Key facts

• New carpet
• Bonus kitchenette
• Egress window

Tags

• HARDWOOD FLOORS
• REAR DECK
• FULLY FENCED BACKYARD
• NEW CARPET
• BONUS KITCHENETTE
• EGRESS WINDOW

Property features AI

Exterior

• Parking: Attached garage for 1 vehicle; One covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (not new); Above-grade and below-grade finished living areas
• Construction: Built in 1958; Block foundation; Composition roof
• Exterior features: Deck; Full chain-link fencing; Level lot, subdivided

Interior

• Kitchen: Main kitchen on the main floor with vinyl flooring and ceiling fan; Second kitchen located in the basement; Appliances included: Oven, Refrigerator, Dishwasher, Cooktop
• Bedrooms: Primary bedroom on main floor with wood flooring and ceiling fan; Second bedroom on main floor with wood flooring and ceiling fan; Third bedroom on main floor with wood flooring
• Flooring: Wood flooring in main living areas and bedrooms; Carpet in some areas; Vinyl flooring in kitchen
• Bathrooms: Three bathrooms total: one full bath, one three-quarter bath, and one half bath; Two bathrooms on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Second kitchen; Ceiling fans throughout; Partially finished basement with workshop and finished rec/office space
• Laundry & utility: Basement utility/workshop area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (17.1% below list).
• Recommended offer: $216k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Belle Ryan Elementary School (math 22% / reading 37%, grade F, #427 of 502 statewide, top 87%, 305 students, 0% FRL); Norris Middle School (math 11% / reading 16%, grade F, #126 of 128 statewide, top 98%, 1,187 students, 0% FRL); Buena Vista High School (721 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: 2 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,503 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $293,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5630 Oak St	0.25mi	3/2.0	1,984 (+7%)	4mo	$275,000	$139	72
2601 S 60 St	0.17mi	4/2.0 (+1)	1,671 (-10%)	2mo	$222,000	$133	66
2109 S 61st Ave	0.43mi	3/2.0	1,685 (-9%)	2mo	$385,000	$228	61
6020 Hickory St	0.71mi	3/2.0	1,867 (+0%)	6mo	$337,000	$181	59
6036 Walnut St	0.64mi	4/2.0 (+1)	1,792 (-4%)	1mo	$245,000	$137	57
6152 Hickory St	0.71mi	3/2.0	1,751 (-6%)	6mo	$250,000	$143	51
5608 Cedar St	0.64mi	3/2.0	1,677 (-10%)	3mo	$265,000	$158	50
6019 Hickory St	0.68mi	3/2.0	1,727 (-7%)	6mo	$330,000	$191	49
5602 A St	0.62mi	3/2.5	1,654 (-11%)	4mo	$320,000	$193	49
5858 Hickory St	0.71mi	4/2.0 (+1)	1,968 (+6%)	2mo	$334,500	$170	48
5714 A St	0.57mi	4/2.0 (+1)	2,133 (+15%)	0mo	$270,000	$127	41
5620 Walnut St	0.71mi	2/1.0 (-1)	1,588 (-14%)	2mo	$249,900	$157	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.32×
• Total profit: $23,082
• Equity at exit: $116,907

10-year hold

• IRR: 8.5%
• Equity multiple: 2.29×
• Total profit: $93,908
• Equity at exit: $180,168

Cash invested: $72,800 (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 68106-0000

• Active inventory: 2
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$361 /mo · $4,331/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-130

Break-even live

Break-even rent $2,320

Max offer price $236,997

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-57	+0% $-130	+5% $-204	+10% $-277
Rent	-10% $-300	-5% $-215	+0% $-130	+5% $-45	+10% $40
Rate	-1.0pp $1	-0.5pp $-64	base $-130	+0.5pp $-198	+1.0pp $-266

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 S 61st Ave Omaha, NE	3.0	2.0	2023	$2,350	$1.16	4d	1	0.40mi
2225 S 64th Plz Omaha, NE	2.0	1.0–2.0	905	$2,795	$3.09	4d	30	0.43mi
2115 S 61st St Omaha, NE	3.0	2.0	1696	$2,400	$1.42	25d	1	0.43mi
2001 S 60th St Omaha, NE	3.0	2.0	1965	$2,095	$1.07	16d	1	0.56mi
3315 S 70th St Omaha, NE	2.0	1.0–2.0	932	$2,995	$3.21	4d	131	0.79mi
7101 Mercy Rd Omaha, NE	3.0	1.0–2.0	1011	$3,335	$3.30	4d	26	0.84mi
5518 Woolworth Ave Omaha, NE	4.0	3.0	1765	$2,700	$1.53	13d	1	0.96mi
2132 S 48th Ave Omaha, NE	3.0	2.0	1849	$1,900	$1.03	4d	1	1.11mi
5136 Poppleton Ave Omaha, NE	2.0	1.5	1440	$1,600	$1.11	13d	1	1.19mi
5132 Poppleton Ave Unit 5136 Omaha, NE	2.0	1.5	1440	$1,600	$1.11	13d	1	1.20mi
2924 Westgate Rd Omaha, NE	3.0	2.0	1337	$2,100	$1.57	25d	1	1.22mi
2130 S 47th St Omaha, NE	4.0	2.0	1270	$2,100	$1.65	45d	1	1.24mi
4844 Hickory St Omaha, NE	3.0	1.5	1575	$2,100	$1.33	25d	1	1.24mi
5156 Pierce St Omaha, NE	3.0	1.5	1400	$1,695	$1.21	45d	1	1.25mi
4841 Pierce St Omaha, NE	3.0	1.0	1350	$2,000	$1.48	4d	1	1.44mi

Listing history 3 events

1. 2026-06-15
   status $260,000 Pending 2 DOM
2. 2026-06-13
   remarks 693-char remark
3. 2026-06-13
   listed $260,000 New 2 DOM

ⓘ 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: $4,331 · $361/mo
• Projected year-2 tax: $4,498 · $375/mo
• Expected delta: +$167/yr (+$14/mo · 3.9%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,860
• − Mortgage interest: −$14,564
• − Property taxes: −$4,331
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − Depreciation: −$7,564
• Taxable loss: −$6,036
• Est. tax savings @ 24.0%: +$1,449
• After-tax cash flow: $-114/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+200.6% since first listed

9 events — show timeline

• 2026-06-13 Pending — GPRMLS
• 2026-06-11 Listed $260,000 GPRMLS
• 2024-08-15 Sold (Public Records) $235,000 Public Records
• 2024-08-09 Sold (MLS) $235,000 GPRMLS
• 2024-07-13 Pending — GPRMLS
• 2024-07-08 Listing Removed — GPRMLS
• 2024-07-08 Listed $230,000 GPRMLS
• 2024-06-24 Listed $230,000 GPRMLS
• 1995-06-30 Sold (Public Records) $86,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,331 · +24.2% YoY. Source: county tax records.