5514 N 189 St · Omaha, NE 68022

$402,990

4 bd · 3.5 ba · 2,053 sqft · Other · 142 Days on market

Built 2026 6,534 sqft lot $196/sqft · at area comps Est $395k · at est. $8/mo HOA ↓ 52% 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).

• Cash flow +11.4/30.0
• Schools +6.9/10.0
• ARV discount +6.6/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Bellhaven in Enclave Flats - a two-story home with 4 bedrooms, 2.5 baths, and 2,053 sq. ft of living space for everyday living and entertaining. Step inside to find a versatile front flex room—ideal for a home office, playroom, or formal dining. A hallway leads to a guest half bath and an open-concept living space filled with natural light, highlighted by an electric fireplace and large windows. The kitchen boasts a large island, white cabinetry, stainless steel appliances, a walk-in pantry, and connects seamlessly to the dining area. Upstairs, you'll find a central laundry room, three spacious secondary bedrooms, and a full bath with double vanities. The private primary suite includes a walk-in shower, dual sinks, private water closet, and two walk-in closets for ultimate convenience. This home includes smart features and a full unfinished basement. Visit today for a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

Key facts

• Large windows
• Front flex room
• Finished basement

Tags

• FINISHED BASEMENT
• FRONT FLEX ROOM
• OPEN-CONCEPT LIVING AREA
• ELECTRIC FIREPLACE
• LARGE WINDOWS
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $403k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (30.4% below list).
• Recommended offer: $280k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Omaha — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Elkhorn Public Schools (urban): math 77% / reading 76% proficiency, ranked #1 of 111 in NE (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Hillrise Elementary School (math 67% / reading 77%, grade A-, #27 of 502 statewide, top 7%, 341 students, 23% FRL); Elkhorn Middle School (math 68% / reading 61%, grade A-, #10 of 128 statewide, top 8%, 607 students, 20% FRL); Elkhorn High School (math 77% / reading 72%, grade B+, #10 of 261 statewide, top 4%, 741 students, 16% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 794 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 142 days — a 12% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,495 (30.4% 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. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (median comp): $395,171
• List price: $402,990
• Delta: 1.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-70,900
• Equity at exit: $60,087

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-59,125
• Equity at exit: $34,843

Cash invested: $112,837 (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 68022

• Home prices YoY: -33.9%
• Rents YoY: 4.2%
• Active inventory: 794
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$2,113
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$168
• HOA: −$8
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-141

Break-even live

Break-even rent $2,983

Max offer price $378,169

Occupancy floor —

Sensitivity live

Price	-10% $88	-5% $-26	+0% $-141	+5% $-716	+10% $-856
Rent	-10% $-362	-5% $-251	+0% $-141	+5% $-30	+10% $81
Rate	-1.0pp $62	-0.5pp $-38	base $-141	+0.5pp $-245	+1.0pp $-351

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: $100,748
• Closing costs: $12,090
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5410 N 186th St Elkhorn, NE	5.0	3.0	2483	$3,095	$1.25	23d	1	0.20mi
19111 Grand Ave Elkhorn, NE	4.0–5.0	2.0–3.5	1882	$2,424	$1.29	3d	1	0.46mi
5903 N 183rd St Elkhorn, NE	4.0	3.0	2741	$2,800	$1.02	25d	1	0.54mi
4309 N 175th Ave Omaha, NE	4.0	3.0	2970	$2,995	$1.01	25d	1	1.39mi
17214 Meredith Ave Unit LO Omaha, NE	4.0	3.0	2605	$3,100	$1.19	3d	1	1.49mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: waterelectric

Listing history 19 events

1. 2026-06-21
   days on market $402,990 Active 142 DOM
2. 2026-06-18
   days on market $402,990 Active 139 DOM
3. 2026-06-17
   days on market $402,990 Active 138 DOM
4. 2026-06-16
   days on market $402,990 Active 137 DOM
5. 2026-06-15
   days on market $402,990 Active 136 DOM
6. 2026-06-13
   days on market $402,990 Active 134 DOM
7. 2026-06-10
   days on market $402,990 Active 131 DOM
8. 2026-06-09
   days on market $402,990 Active 130 DOM
9. 2026-06-08
   days on market $402,990 Active 129 DOM
10. 2026-06-07
    days on market $402,990 Active 128 DOM
11. 2026-06-03
    days on market $402,990 Active 124 DOM
12. 2026-06-03
    days on market $402,990 Active 123 DOM
13. 2026-06-01
    days on market $402,990 Active 122 DOM
14. 2026-05-31
    days on market $402,990 Active 121 DOM
15. 2026-04-09
    price $402,990 987-char remark

    Show marketing remark (987 chars)

    Welcome to the Bellhaven in Enclave Flats - a two-story home with 4 bedrooms, 2.5 baths, and 2,053 sq. ft of living space for everyday living and entertaining. Step inside to find a versatile front flex room—ideal for a home office, playroom, or formal dining. A hallway leads to a guest half bath and an open-concept living space filled with natural light, highlighted by an electric fireplace and large windows. The kitchen boasts a large island, white cabinetry, stainless steel appliances, a walk-in pantry, and connects seamlessly to the dining area. Upstairs, you'll find a central laundry room, three spacious secondary bedrooms, and a full bath with double vanities. The private primary suite includes a walk-in shower, dual sinks, private water closet, and two walk-in closets for ultimate convenience. This home includes smart features and a full unfinished basement. Visit today for a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

16. 2026-03-20
    price $399,990 987-char remark

    Show marketing remark (987 chars)

    Welcome to the Bellhaven in Enclave Flats - a two-story home with 4 bedrooms, 2.5 baths, and 2,053 sq. ft of living space for everyday living and entertaining. Step inside to find a versatile front flex room—ideal for a home office, playroom, or formal dining. A hallway leads to a guest half bath and an open-concept living space filled with natural light, highlighted by an electric fireplace and large windows. The kitchen boasts a large island, white cabinetry, stainless steel appliances, a walk-in pantry, and connects seamlessly to the dining area. Upstairs, you'll find a central laundry room, three spacious secondary bedrooms, and a full bath with double vanities. The private primary suite includes a walk-in shower, dual sinks, private water closet, and two walk-in closets for ultimate convenience. This home includes smart features and a full unfinished basement. Visit today for a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

17. 2026-02-10
    price $397,990 987-char remark

    Show marketing remark (987 chars)

    Welcome to the Bellhaven in Enclave Flats - a two-story home with 4 bedrooms, 2.5 baths, and 2,053 sq. ft of living space for everyday living and entertaining. Step inside to find a versatile front flex room—ideal for a home office, playroom, or formal dining. A hallway leads to a guest half bath and an open-concept living space filled with natural light, highlighted by an electric fireplace and large windows. The kitchen boasts a large island, white cabinetry, stainless steel appliances, a walk-in pantry, and connects seamlessly to the dining area. Upstairs, you'll find a central laundry room, three spacious secondary bedrooms, and a full bath with double vanities. The private primary suite includes a walk-in shower, dual sinks, private water closet, and two walk-in closets for ultimate convenience. This home includes smart features and a full unfinished basement. Visit today for a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

18. 2026-01-30
    listed $392,990 New 987-char remark

    Show marketing remark (987 chars)

    Welcome to the Bellhaven in Enclave Flats - a two-story home with 4 bedrooms, 2.5 baths, and 2,053 sq. ft of living space for everyday living and entertaining. Step inside to find a versatile front flex room—ideal for a home office, playroom, or formal dining. A hallway leads to a guest half bath and an open-concept living space filled with natural light, highlighted by an electric fireplace and large windows. The kitchen boasts a large island, white cabinetry, stainless steel appliances, a walk-in pantry, and connects seamlessly to the dining area. Upstairs, you'll find a central laundry room, three spacious secondary bedrooms, and a full bath with double vanities. The private primary suite includes a walk-in shower, dual sinks, private water closet, and two walk-in closets for ultimate convenience. This home includes smart features and a full unfinished basement. Visit today for a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

19. 2024-10-07
    soldstatus $834,000

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $6,972 · $581/mo
• Expected delta: +$6,166/yr (+$514/mo · 764.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,659
• − Mortgage interest: −$22,574
• − Property taxes: −$806
• − Insurance: −$2,015
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − HOA: −$96
• − Depreciation: −$11,723
• Taxable loss: −$8,940
• Est. tax savings @ 24.0%: +$2,146
• After-tax cash flow: $460/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: Elkhorn Public Schools
• NCES district ID: 3170110
• Math proficiency: 77% ▼ -7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $96,478
• Composite: 69.21/100
• National rank: #318
• State rank: #1 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

• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 36,538
• Household income: $148,111
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 651.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Portuguese 3% Romanian 3% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% Other Asian/Pacific 1% Spanish 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: ▼ -102.67%
• Current HPI: 200.1245
• Rent YoY: ▲ 4.25%
• 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

-51.7% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $402,990 GPRMLS
• 2026-03-20 Price Changed $399,990 GPRMLS
• 2026-02-10 Price Changed $397,990 GPRMLS
• 2026-01-30 Listed $392,990 GPRMLS
• 2024-10-07 Sold (Public Records) $834,000 Public Records

Property tax history

+54.3%/yr

Latest (2025): $806 · +155.1% YoY. Source: county tax records.