Real Estate Investing in Omaha, Nebraska (68104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68104 (Omaha, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Omaha, NE (68104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 68104 Omaha
Turning to rents, ZIP 68104 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $204K median. It rewards specialists, not generalists.
Rent of $1,568/mo on a $204K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 68104 sits below the stated 0.0% once reality is priced in.
In the broader NE picture, 68104 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 68104 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward 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 Omaha:
Property Strategy for 68104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $126,064 | $1,050 | 6.0% | +7.4% | $126,064 |
| 2BR | $168,119 | $1,250 | 5.4% | +7.0% | $84,059 |
| 3BR | $201,001 | $1,660 | 5.9% | +6.4% | $67,000 |
| 4BR | $232,684 | $1,870 | 5.8% | +6.3% | $58,171 |
| 5BR | $257,920 | — | — | +6.7% | $51,584 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 68104 Compare?
| Metric | 68104 | Omaha | Nebraska |
|---|---|---|---|
| Home Value | $203,589 | $273,289 | $269,423 |
| 5-Year CAGR | 4.5% | 4.6% | 6.7% |
| Avg Rent | $1,568 | $1,480 | - |
| Cap Rate | 6.0% | 4.2% | - |
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 68104 (Omaha, NE). Anonymous, moderated, never written by AI.
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Property managers serving Douglas County
Manage rentals here? List your business →PURE Property Management - Omaha/Fremont, NE is dedicated to building luxury living and providing high-quality service to their community and clients, trusted by over 100 residents. summary from their website
Access Relocation and Property Management Services offers corporate HR solutions. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $203,589 |
| Monthly Rent | $1,568 |
| Price-to-Rent | 10.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.0%). 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 68104
Population: 37,003
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 68104
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 6,308 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Omaha, NE real estate?
Omaha, NE investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($204K prices, $1,568/mo rents) make it a reasonable choice.
How deep is the rental pool in Omaha, NE?
Working renters make up the core of the Omaha, NE tenant base. The pool is reasonable for investors targeting long-term holds.
What is the investability score for Omaha, NE?
With a 3.0/5 investability score, Omaha, NE ranks as a solid market for rental property investors. Median prices of $204K and rents of $1,568/mo drive the underlying numbers.
Is Omaha, NE landlord-friendly?
Landlord-friendliness in Omaha, NE is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can I live-in-and-rent in Omaha, NE?
Omaha, NE is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $204K price point reasonable to enter.
You know 68104 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 68104 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 68104 ranks in Omaha-Council Bluffs, NE-IA
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