Real Estate Investing in Omaha, Nebraska (68116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 68116 (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 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 Omaha, NE (68116)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 68116 Omaha
The 68116 ZIP in Omaha, NE is a local-operator market. Outside capital chasing a $382K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 68116 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 68116 sits on the difficult end of the NE spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 68116 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.
The 68116 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Omaha:
Property Strategy for 68116
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $349,293 | $1,390 | 2.9% | +3.7% | $349,293 |
| 2BR | $297,519 | $1,650 | 4.0% | +6.2% | $148,760 |
| 3BR | $322,570 | $2,190 | 4.9% | +6.3% | $107,523 |
| 4BR | $430,020 | $2,470 | 4.1% | +6.0% | $107,505 |
| 5BR | $512,047 | — | — | +6.1% | $102,409 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 68116 Compare?
| Metric | 68116 | Omaha | Nebraska |
|---|---|---|---|
| Home Value | $382,491 | $273,289 | $269,423 |
| 5-Year CAGR | 4.2% | 4.6% | 6.7% |
| Avg Rent | $1,812 | $1,480 | - |
| Cap Rate | 3.7% | 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 68116 (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 | $382,491 |
| Monthly Rent | $1,812 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | -5.4% ▼ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +2.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 68116
Population: 34,209
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 68116
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
FULLERTON MAGNET CENTER
JOSLYN ELEMENTARY SCHOOL
SUNNY SLOPE ELEMENTARY SCHOOL
ALICE BUFFETT MAGNET MIDDLE SCHOOL
ELKHORN RIDGE MIDDLE SCHOOL
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
Where do home prices stand in Omaha, NE?
Omaha, NE median home values land near $382K. That is reasonable territory for investors looking at $1,812/mo-per-month rentals.
How viable is house hacking in Omaha, NE?
The house hack math a challenging in Omaha, NE. Owner-occupant buyers benefit from the $1,812/mo rents and $382K home values.
How does Omaha, NE stack up for property investment?
Omaha, NE stands at an investability rating of 3.0/5, with median home values near $382K and average rents around $1,812/mo. That combination puts it in the sturdy tier for investor interest.
Is rental property easy to operate in Omaha, NE?
The landlord environment in Omaha, NE is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Do landlords face vacancy issues in Omaha, NE?
Expect elevated vacancy in Omaha, NE. Rents at $1,812/mo are absorbed by the tenant base without meaningful lag.
You know 68116 now. You don’t know where it ranks.
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How 68116 ranks in Omaha-Council Bluffs, NE-IA
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