13956 Hickory Cir · Omaha, NE 68144

$295,000

3 bd · 2.0 ba · 1,687 sqft · Other public records · 20 Days on market

Built 2018 1,002 sqft lot $175/sqft · 14% below area Est $341k · 14% under ↓ 16% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +13.6/15.0
• Cash flow +6.0/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Pending Contract -Welcome to this beautiful split-level home, perfectly situated in a quiet cul-de-sac within a highly desirable neighborhood. The main level features three specious bedrooms, a full bathroom, a bright living room, a dining area and kitchen. The finished basement offers two additional bedrooms and a full bathroom, providing plenty of space for a growing or large family. With rooms for everyone, this home is must-see. Schedule your showing today before it's gone!

Key facts

• 1,002 sq ft lot
• 2 garage spots
• Built 2018

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer; Electricity available on property; Natural gas available
• Home design: Single-family residence; Split-entry design; Not new (built in 2018)
• Construction: Wood siding and brick exterior; Asbestos siding/roof components noted; Composition and asbestos shingle roof; Concrete perimeter foundation; Built in 2018
• Exterior features: Patio; Chain link fencing; City lot in a cul-de-sac with public sidewalk

Interior

• Kitchen: Oven; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Master bedroom on main floor; Additional bedrooms on main floor; Bedrooms in finished basement
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: Central vacuum
• Laundry & utility: Finished basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (37.0% below list).
• Recommended offer: $186k (37.0% below list) — sets the bar for 1% rule.

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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Montclair Elementary School (math 48% / reading 56%, grade C-, #200 of 502 statewide, top 46%, 592 students, 30% FRL); Millard North Middle School (math 51% / reading 57%, grade B-, #38 of 128 statewide, top 31%, 790 students, 29% FRL); Millard North High School (math 61% / reading 66%, grade B-, #37 of 261 statewide, top 14%, 2,573 students, 22% FRL).
• Market conditions: Rents rising (+1.9%/yr); 110 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 20 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,941 (37.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.63% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $341,358
• List price: $295,000
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.04×
• Total profit: $-85,975
• Equity at exit: $43,985

10-year hold

• IRR: -42.9%
• Equity multiple: -0.56×
• Total profit: $-129,249
• Equity at exit: $25,506

Cash invested: $82,600 (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 68144

• Rents YoY: 1.9%
• Active inventory: 110
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$368 /mo · $4,419/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-569

Break-even live

Break-even rent $2,580

Max offer price $194,440

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13407 Montclair Dr Omaha, NE	1.0–2.0	1.0	865	$1,003	$1.16	3d	2	0.62mi
13110 Sterling Ridge Dr Omaha, NE	1.0–2.0	1.0–2.0	894	$4,048	$4.53	2d	21	0.77mi
2219 S 148th Ave Omaha, NE	4.0	2.5	2106	$2,600	$1.23	43d	1	0.80mi
3820 S 148th Ave Omaha, NE	1.0–3.0	1.0–2.0	1029	$2,195	$2.13	3d	20	1.06mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	19d	1	1.07mi
3307 S 133rd St Omaha, NE	3.0	2.0	1668	$1,950	$1.17	2d	1	1.18mi

Listing history 5 events

1. 2026-05-14
   status Pending 482-char remark
2. 2026-05-13
   price $295,000 482-char remark
3. 2026-05-07
   price $315,000 482-char remark
4. 2026-05-01
   price $329,500 482-char remark
5. 2026-04-24
   listed $340,000 New 482-char remark

ⓘ 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: $4,419 · $368/mo
• Projected year-2 tax: $5,104 · $425/mo
• Expected delta: +$684/yr (+$57/mo · 15.5%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,313
• − Mortgage interest: −$16,525
• − Property taxes: −$4,419
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$8,582
• Taxable loss: −$12,258
• Est. tax savings @ 24.0%: +$2,942
• After-tax cash flow: $-3,889/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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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): 25,732
• Household income: $83,576
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1113.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 92% English-only · Spanish 3% Arabic 1% Other Indo-European 1%

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: ▼ -228.19%
• Current HPI: 249.064
• Rent YoY: ▲ 1.95%
• 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

-16.2% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) $285,000 GPRMLS
• 2026-05-14 Pending — GPRMLS
• 2026-05-13 Price Changed $295,000 GPRMLS
• 2026-05-07 Price Changed $315,000 GPRMLS
• 2026-05-01 Price Changed $329,500 GPRMLS
• 2026-04-24 Listed $340,000 GPRMLS

Property tax history

+30.6%/yr

Latest (2025): $4,419 · +16.4% YoY. Source: county tax records.