Market Analysis
Omaha Rental Market
Rental investment market data and analysis · Updated November 2026
Median Home Price
$409,750
Average Monthly Rent
$1,182
Estimated Cap Rate
3.5%
Rent-to-Price Ratio
0.3%
Below 1% Rule
Rent ÷ price by zip code
0 of 4 clear the 1% rule · November 2026
| Zip | Median price | Median rent | Rent ÷ price |
|---|---|---|---|
| 68105 | $259,000 | $1,099 | 0.42% |
| 68124 | $344,500 | $1,219 | 0.35% |
| 68114 | $475,000 | $1,315 | 0.28% |
| 68102 | $590,000 | $1,095 | 0.19% |
Context · FRED home price index
Market Trends
Omaha metro area — % change since 2018
Home Prices
+77.7%
Rent Index
+36.2%
Average Rent by Bedroom
| Bedrooms | Avg Rent |
|---|---|
| Townhouse | $750/mo |
| Condo | $798/mo |
| Apartment | $1,096/mo |
| Multi-Family | $1,800/mo |
| Single Family | $2,033/mo |
Sample Investment Analysis
Based on median price + average rent, 20% down, 6.8% rate, 30yr
Purchase Price$409,750
Down Payment (20%)$81,950
Monthly P&I$2,137
Monthly Rent$1,182
Est. NOI$8,510/yr
Est. Cash Flow-$1,428/mo
Cash on Cash-19.0%
The Omaha market is cash-flow negative at median prices. Look for properties 15-20% below median or with value-add potential.
What Investors Should Know About Omaha
- 1Compressed cap rates below 5% — focus on appreciation or value-add deals
- 21% Rule fails at median prices — need rent of $4,098/mo to pass
- 3Below-average rents keep entry costs low for new investors
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