Real Estate Investing in Papillion, Nebraska (68046)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68046 (Papillion, NE)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Papillion, NE (68046)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 68046 Papillion
On balance, ZIP 68046 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $416K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $416K asset, 68046 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 68046 sits on the difficult end of the NE spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 68046 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Papillion:
Property Strategy for 68046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $346,639 | $1,440 | 3.0% | +5.8% | $173,319 |
| 3BR | $321,128 | $1,910 | 4.3% | +6.6% | $107,043 |
| 4BR | $441,518 | $2,150 | 3.5% | +5.8% | $110,380 |
| 5BR | $551,916 | — | — | +6.1% | $110,383 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 68046 Compare?
| Metric | 68046 | Papillion | Nebraska |
|---|---|---|---|
| Home Value | $415,935 | $420,797 | $269,423 |
| 5-Year CAGR | 4.5% | 4.3% | 6.7% |
| Avg Rent | $1,689 | $1,555 | - |
| Cap Rate | 3.2% | 2.9% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 68046 (Papillion, NE). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $415,935 |
| Monthly Rent | $1,689 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | -1.4% ▼ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 68046
Population: 34,110
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 68046
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,471 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Papillion, NE?
Investors usually favor careful cash-flow rentals with hands-on management in Papillion, NE. With home values at $416K and rents near $1,689/mo, other strategies can work but produce reliable rather than outsized returns.
What is the average home sale price in Papillion, NE?
Typical homes in Papillion, NE go for around $416K. The 5-year CAGR of 0.0% even-keeled price movement.
How quickly do rentals get leased in Papillion, NE?
Vacancy risk in Papillion, NE is elevated. That supports steady cash flow for typical rental holds.
Is Papillion, NE good for landlords?
For rental operators, Papillion, NE rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the investability score for Papillion, NE?
Papillion, NE records an investability rating of 3.0/5, with median home values near $416K and average rents around $1,689/mo. That combination puts it in the healthy tier for investor interest.
You know 68046 now. You don’t know where it ranks.
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How 68046 ranks in Omaha-Council Bluffs, NE-IA
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