3496 Pratt St · Omaha, NE 68111

$199,999

2 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 20 Days on market

Built 1955 6,400 sqft lot Est $172k · 16% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• ARV discount +0.2/15.0

Listing remarks MLS

Contract Pending, On the market for backup offers. *** Plenty of room to grow *** This updated 4-bedroom, 2-bathroom home is ready for you to move in and enjoy. Finished basement plus a bonus flex room on the back of the main floor. The spacious layout includes a bright living area, a stylishly updated kitchen with new granite counter tops, and a remodeled bathroom. With an attached 1-car garage for convenience, this home is both functional and charming. Don't miss the opportunity to make it yours, schedule a showing today! Seller is a licensed real estate agent in the state Nebraska. We are READY to negotiate. AMA

Key facts

• Bright sun room
• Ranch-style home
• Finished lower level

Tags

• RANCH-STYLE HOME
• ESTABLISHED NEIGHBORHOOD
• SPACIOUS SINGLE-LEVEL LAYOUT
• BRIGHT SUN ROOM
• PEACEFUL BACKYARD VIEWS
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Attached garage (1 covered space; 1 parking total)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; Not new (built in 1955)
• Construction: Aluminum siding; Composition roof; Other foundation; Built in 1955
• Exterior features: Deck; Chain-link full fencing; Lot up to 1/4 acre; lot dimensions approximately 128 x 50

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Main-floor primary bedroom with wood flooring; Additional main-floor bedroom with wall-to-wall carpeting; Basement bedrooms with wall-to-wall carpeting
• Flooring: Wood floors in living room and primary bedroom; Ceramic tile in informal dining area; Wall-to-wall carpeting in family room and multiple bedrooms
• Bathrooms: Two bathrooms total — one full and one three-quarter; One main-level bathroom and one below-grade bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished basement; Concrete floor in laundry area; No fireplaces; Oven, Refrigerator
• Laundry & utility: Laundry area with concrete floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (33.0% below list).
• Recommended offer: $134k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Druid Hill Elementary School (math 12% / reading 12%, grade F, #489 of 502 statewide, top 98%, 279 students, 0% FRL); Mc Millan Magnet Middle School (math 12% / reading 20%, grade F, #124 of 128 statewide, top 97%, 751 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 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: Rents rising (+3.2%/yr); 140 active listings in the ZIP; 34 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 38% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,016 (33.0% 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 1955 — 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: 0.67% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $172,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3818 Pinkney St	0.28mi	2/1.0	1,200 (+0%)	3mo	$160,000	$133	82
3305 N 38 St	0.31mi	3/2.0 (+1)	1,270 (+6%)	1mo	$183,500	$144	67
3468 Fowler Cir	0.63mi	3/1.5 (+1)	1,220 (+2%)	1mo	$225,000	$184	62
3735 N 40 Ave	0.38mi	3/1.0 (+1)	1,092 (-9%)	2mo	$160,000	$147	59
3342 N 41 St	0.50mi	2/1.0	1,082 (-10%)	1mo	$145,000	$134	58
3532 N 28th Ave	0.59mi	3/1.5 (+1)	1,263 (+6%)	0mo	$220,000	$174	58
3173 Fowler Ave	0.66mi	3/1.0 (+1)	1,200 (+0%)	7mo	$129,000	$108	56
2871 Maple St	0.74mi	3/1.0 (+1)	1,155 (-3%)	4mo	$97,500	$84	50
4319 N 32nd St	0.48mi	2/2.0	1,372 (+15%)	6mo	$160,000	$117	46
4121 Maple St	0.73mi	3/1.0 (+1)	1,339 (+12%)	0mo	$148,500	$111	39
4331 N 41st St	0.62mi	3/1.0 (+1)	1,024 (-14%)	2mo	$163,000	$159	38
3806 Miami St	0.68mi	3/1.0 (+1)	1,040 (-13%)	5mo	$210,000	$202	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $95,720
• Equity at exit: $180,175

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $292,971
• Equity at exit: $388,554

Cash invested: $56,000 (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: 140
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-211

Break-even live

Break-even rent $1,608

Max offer price $162,685

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-155	+0% $-211	+5% $-268	+10% $-324
Rent	-10% $-317	-5% $-264	+0% $-211	+5% $-158	+10% $-105
Rate	-1.0pp $-111	-0.5pp $-160	base $-211	+0.5pp $-263	+1.0pp $-316

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3674 Bedford Ave Omaha, NE	3.0	1.0	864	$1,275	$1.48	25d	1	0.31mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	0.40mi
3212 N 39th St Omaha, NE	1.0	1.0	1025	$785	$0.77	25d	1	0.47mi
3356 N 41st St Omaha, NE	2.0	1.0	720	$1,295	$1.80	25d	1	0.50mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	23d	1	0.71mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	4d	1	0.77mi
3425 N 45th St Omaha, NE	2.0	1.0	872	$1,500	$1.72	16d	1	0.77mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	0.81mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	0.99mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	1.03mi
4112 N 48th St Unit 2 Omaha, NE	2.0	1.0	800	$899	$1.12	25d	1	1.06mi
4112 N 48th St Unit 3 Omaha, NE	2.0	1.0	800	$850	$1.06	25d	1	1.06mi
4112 N 48th St Omaha, NE	2.0	1.0	825	$899	$1.09	12d	2	1.06mi
4201 N 22nd St Omaha, NE	3.0	1.0	1380	$1,545	$1.12	45d	1	1.16mi
4844 Taylor St Apt 1 Omaha, NE	1.0	1.0	700	$795	$1.14	4d	1	1.18mi
4844 Taylor St Apt 4 Omaha, NE	2.0	1.0	750	$925	$1.23	25d	1	1.18mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	1.18mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	1.25mi
4918 Ames Ave Unit 17 Omaha, NE	2.0	1.5	1074	$850	$0.79	25d	1	1.26mi
4918 Ames Ave Apt 13 Omaha, NE	1.0	1.0	974	$750	$0.77	45d	1	1.26mi
3708 Florence Blvd Omaha, NE	3.0	1.0	1102	$1,395	$1.27	23d	1	1.27mi
3941 Himebaugh Ave Omaha, NE	2.0	1.0	720	$1,350	$1.88	25d	1	1.30mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	1.31mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	16d	1	1.32mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	1.33mi
4125 N 19th St Omaha, NE	3.0	1.0	1266	$1,532	$1.21	45d	1	1.34mi
2816 N 19th Ave Omaha, NE	3.0	1.0	860	$1,700	$1.98	45d	1	1.39mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.44mi
4460 Redman Ave Omaha, NE	3.0	1.0	750	$950	$1.27	45d	1	1.46mi
4470 Redman Ave Unit 4470A Omaha, NE	2.0	1.5	980	$1,050	$1.07	12d	1	1.48mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	4d	1	1.48mi
5922 N 28th Ave Omaha, NE	2.0	1.0	764	$950	$1.24	4d	1	1.49mi
4102 Hamilton St Unit 014 Omaha, NE	2.0	1.0	811	$1,120	$1.38	25d	1	1.50mi
4102 Hamilton St Omaha, NE	2.0	1.0	811	$1,120	$1.38	4d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $199,999 Active 20 DOM
2. 2026-06-18
   days on market $199,999 Active 17 DOM
3. 2026-06-17
   days on market $199,999 Active 16 DOM
4. 2026-06-16
   days on market $199,999 Active 15 DOM
5. 2026-06-15
   days on market $199,999 Active 14 DOM
6. 2026-06-13
   days on market $199,999 Active 12 DOM
7. 2026-06-10
   days on market $199,999 Active 9 DOM
8. 2026-06-09
   days on market $199,999 Active 8 DOM
9. 2026-06-08
   days on market $199,999 Active 7 DOM
10. 2026-06-07
    statusdays on market $199,999 Active 6 DOM
11. 2026-06-03
    days on market $199,999 New 2 DOM
12. 2026-06-01
    remarks 687-char remark
13. 2026-06-01
    listed $199,999 New 1 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: $1,654 · $138/mo
• Projected year-2 tax: $3,460 · $288/mo
• Expected delta: +$1,806/yr (+$151/mo · 109.2%)

ⓘ 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 · 14 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: $16,082
• − Mortgage interest: −$11,203
• − Property taxes: −$1,654
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$5,818
• Taxable loss: −$6,166
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-1,055/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

+344.4% since first listed

25 events — show timeline

• 2026-06-01 Listed $199,999 GPRMLS
• 2025-05-27 Sold (Public Records) $193,000 Public Records
• 2025-05-23 Sold (MLS) $193,000 GPRMLS
• 2025-05-19 Pending — GPRMLS
• 2025-04-03 Price Changed $190,000 GPRMLS
• 2025-01-31 Listed $195,000 GPRMLS
• 2022-08-08 Sold (Public Records) $80,000 Public Records
• 2022-08-04 Sold (MLS) $80,000 GPRMLS
• 2022-07-07 Pending — GPRMLS
• 2022-05-13 Relisted — GPRMLS
• 2022-04-12 Pending — GPRMLS
• 2022-04-01 Price Changed $130,000 GPRMLS
• 2022-04-01 Relisted — GPRMLS
• 2022-02-28 Listing Removed — GPRMLS
• 2022-02-24 Listed $90,000 GPRMLS
• 2016-07-11 Sold (Public Records) $61,556 Public Records
• 2016-07-08 Sold (MLS) $62,000 GPRMLS
• 2016-06-07 Listed $65,000 GPRMLS
• 2016-06-07 Listing Removed — GPRMLS
• 2015-04-01 Listing Removed — GPRMLS
• 2015-01-05 Listed $49,000 GPRMLS
• 2003-09-29 Sold (Public Records) $50,000 Public Records
• 2003-03-07 Sold (MLS) $49,900 GPRMLS
• 2002-11-19 Listed $45,000 GPRMLS
• 2002-11-18 Listing Removed — GPRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,654 · -1.5% YoY. Source: county tax records.