3101 N 49 Ave · Omaha, NE 68104

$145,000

3 bd · 2.0 ba · 1,947 sqft · SingleFamily public records · 2 Days on market

Built 1940 0.31 ac lot Est $245k · 41% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Architects garden home shows a craft that has been forgotten. Sitting over 3 lots featuring a sunroom,covered patio,2 fireplaces, 3 bedrooms and 2 bathrooms. Extensive stone work and engineered concrete floors make this a solid home.

Key facts

• Inviting curb appeal
• Classic ranch layout
• 0.31 acre lot

Tags

• COTTAGE-STYLE RANCH HOME
• SPACIOUS FLAT BACKYARD
• UNIQUE STONE EXTERIOR
• INVITING CURB APPEAL
• CLASSIC RANCH LAYOUT

Property features AI

Exterior

• Parking: Attached garage with one covered parking space and garage door opener (1 total parking space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residential home; Not new (built in 1940); Finished space above grade and below grade
• Construction: Stone construction; Stone foundation; Slate roof; Built in 1940
• Exterior features: Vinyl fencing; Corner city lot (over 1/4 up to 1/2 acre); Lot dimensions approx. 136 x 154 x 50

Interior

• Kitchen: Main-floor kitchen
• Bedrooms: Primary bedroom on the main floor with wood flooring (approx. 14.4 x 11.7); Second bedroom on the main floor with wood flooring (approx. 12 x 11.7); Third bedroom in the finished basement with wall-to-wall carpeting (approx. 13.9 x 10.1); Sunroom
• Flooring: Wood flooring; Carpet; Concrete flooring (basement)
• Bathrooms: Two bathrooms total — one full and one three-quarter; one on the main level and one below grade
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Formal dining room; Two fireplaces
• Laundry & utility: Finished basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.4% 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: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 students, 0% FRL); Benson High School (math 9% / reading 12%, grade F, #257 of 261 statewide, top 98%, 1,570 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.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 176 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $125k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $245,322
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5025 Wirt St	0.14mi	3/1.5	1,961 (+1%)	0mo	$252,500	$129	90
5006 Bedford Ave	0.13mi	2/2.0 (-1)	1,958 (+1%)	2mo	$250,000	$128	86
2749 N 47th Ave	0.32mi	2/2.0 (-1)	1,853 (-5%)	3mo	$197,000	$106	70
2522 N 49th St	0.38mi	3/2.0	1,784 (-8%)	1mo	$225,000	$126	67
3511 N 45 Ave	0.44mi	3/2.0	2,073 (+6%)	2mo	$228,000	$110	67
5145 Emmet St	0.33mi	3/1.5	2,108 (+8%)	4mo	$240,000	$114	66
2611 N 51 Ave	0.42mi	3/1.0	1,679 (-14%)	3mo	$347,500	$207	51
2430 Fontenelle Blvd	0.47mi	3/1.0	1,681 (-14%)	1mo	$113,000	$67	51
3955 N 54 St	0.71mi	4/2.0 (+1)	1,754 (-10%)	2mo	$227,000	$129	43
1828 N 49th St	0.72mi	3/1.5	1,714 (-12%)	3mo	$204,500	$119	42
3420 N 42nd St	0.69mi	3/3.0	1,704 (-12%)	3mo	$175,000	$103	41
3922 N 52nd St	0.64mi	2/2.5 (-1)	1,679 (-14%)	3mo	$270,000	$161	38

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-595
• Equity at exit: $21,620

10-year hold

• IRR: 8.6%
• Equity multiple: 1.64×
• Total profit: $25,890
• Equity at exit: $12,537

Cash invested: $40,600 (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 68104

• Rents YoY: 2.4%
• Active inventory: 176
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$760
• Tax from tax record: −$221 /mo · $2,657/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $377

Break-even live

Break-even rent $1,319

Max offer price $145,000

Occupancy floor 74%

Sensitivity live

Price	-10% $459	-5% $418	+0% $377	+5% $336	+10% $295
Rent	-10% $235	-5% $306	+0% $377	+5% $448	+10% $519
Rate	-1.0pp $450	-0.5pp $414	base $377	+0.5pp $340	+1.0pp $301

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	0.17mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	0.29mi
5011 Miami St Omaha, NE	3.0	3.0	2180	$2,200	$1.01	45d	1	0.36mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	0.42mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	0.47mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	12d	1	0.58mi
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	45d	1	0.59mi
4114 N 54th St Omaha, NE	3.0	2.0	1683	$1,745	$1.04	4d	1	0.74mi
6116 Pinkney St Omaha, NE	3.0	1.5	1700	$1,800	$1.06	13d	1	1.00mi
4240 Fowler Ave Omaha, NE	4.0	2.0	1956	$1,895	$0.97	25d	1	1.11mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	45d	1	1.12mi
4657 Camden Ave Omaha, NE	3.0	1.0	1250	$1,500	$1.20	45d	1	1.23mi
4707 N 40th Ave Omaha, NE	3.0	1.0	1337	$1,500	$1.12	22d	1	1.26mi
6547 Bedford Ave Omaha, NE	4.0	2.0	2500	$1,795	$0.72	16d	1	1.31mi

Listing history 8 events

1. 2026-05-27
   listed $145,000 New
2. 2008-10-10
   soldstatus $125,000
3. 2008-09-26
   soldstatus $125,000 234-char remark

   Show marketing remark (234 chars)

   Architects garden home shows a craft that has been forgotten. Sitting over 3 lots featuring a sunroom,covered patio,2 fireplaces, 3 bedrooms and 2 bathrooms. Extensive stone work and engineered concrete floors make this a solid home.

4. 2008-08-28
   historical 234-char remark

   Show marketing remark (234 chars)

   Architects garden home shows a craft that has been forgotten. Sitting over 3 lots featuring a sunroom,covered patio,2 fireplaces, 3 bedrooms and 2 bathrooms. Extensive stone work and engineered concrete floors make this a solid home.

5. 2008-07-21
   listed $128,000 234-char remark

   Show marketing remark (234 chars)

   Architects garden home shows a craft that has been forgotten. Sitting over 3 lots featuring a sunroom,covered patio,2 fireplaces, 3 bedrooms and 2 bathrooms. Extensive stone work and engineered concrete floors make this a solid home.

6. 2008-07-15
   historical
7. 2007-11-14
   listed $130,000
8. 2005-03-01
   soldstatus $60,000

ⓘ 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: $2,657 · $221/mo
• Projected year-2 tax: $2,657 · $221/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 (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: $21,559
• − Mortgage interest: −$8,122
• − Property taxes: −$2,657
• − Insurance: −$725
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,218
• Taxable income: $2,387
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,952/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): 36,673
• Household income: $60,549
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1738.0

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 0.68)
• Race & ethnicity: White 50% Black 23% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 13% · Philippines, Canada, India
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 5% Other Indo-European 2%

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: ▼ -196.54%
• Current HPI: 298.8625
• Rent YoY: ▲ 2.35%
• 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

+141.7% since first listed

8 events — show timeline

• 2026-05-27 Listed $145,000 GPRMLS
• 2008-10-10 Sold (Public Records) $125,000 Public Records
• 2008-09-26 Sold (MLS) $125,000 GPRMLS
• 2008-08-28 Listing Removed — GPRMLS
• 2008-07-21 Listed $128,000 GPRMLS
• 2008-07-15 Listing Removed — GPRMLS
• 2007-11-14 Listed $130,000 GPRMLS
• 2005-03-01 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,657 · +8.8% YoY. Source: county tax records.