18625 Ogden St · Omaha, NE 68022

$357,990

4 bd · 3.0 ba · 1,994 sqft · Other · 100 Days on market

Built 2026 8,276 sqft lot $180/sqft · 8% below area Est $388k · 8% under $8/mo HOA ↓ 56% since listing

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +10.9/15.0
• Schools +6.9/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fremont in Enclave Flats - a split-level home offering 1,994 sq. ft. of finished living space with 4 bedrooms and 3 bathrooms. Perfect for comfort and entertaining, the main level features an open layout with a great room warmed by a cozy electric fireplace and filled with natural light from large windows. The kitchen is both stylish and functional, showcasing white cabinetry, stainless steel appliances, and a large island that connects seamlessly to the dining area. Down the hall are two spacious secondary bedrooms and a full bath. The private primary suite at the rear of the home includes a dual-sink vanity, walk-in shower, and large walk-in closet. The finished basement expands your living space with a generous rec room, fourth bedroom, third full bath, laundry room, and access to a (2-3) car garage. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

Key facts

• Natural light
• Open layout
• Split-level home

Tags

• SPLIT-LEVEL HOME
• OPEN LAYOUT
• GREAT ROOM
• ELECTRIC FIREPLACE
• NATURAL LIGHT
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $358k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (20.3% below list).
• Recommended offer: $285k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 793 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $11k 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 100 days — a 9% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $285,419 (20.3% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (median comp): $387,627
• List price: $357,990
• Delta: -7.65%
• 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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-44,808
• Equity at exit: $53,377

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-11,916
• Equity at exit: $30,952

Cash invested: $100,237 (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: 793
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,854 medium
• Mortgage (P&I): −$1,877
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$149
• HOA: −$8
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $153

Break-even live

Break-even rent $2,660

Max offer price $357,990

Occupancy floor 90%

Sensitivity live

Price	-10% $356	-5% $254	+0% $153	+5% $52	+10% $-50
Rent	-10% $-72	-5% $40	+0% $153	+5% $266	+10% $379
Rate	-1.0pp $333	-0.5pp $244	base $153	+0.5pp $60	+1.0pp $-34

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: $89,498
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	22d	1	0.04mi
19111 Grand Ave Elkhorn, NE	4.0–5.0	2.0–3.5	1882	$2,424	$1.29	2d	1	0.41mi
17214 Meredith Ave Unit LO Omaha, NE	4.0	3.0	2605	$3,100	$1.19	2d	1	1.30mi

HOA detail

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

Listing history 16 events

1. 2026-06-21
   days on market $357,990 Active 100 DOM
2. 2026-06-18
   days on market $357,990 Active 97 DOM
3. 2026-06-17
   days on market $357,990 Active 96 DOM
4. 2026-06-16
   days on market $357,990 Active 95 DOM
5. 2026-06-15
   days on market $357,990 Active 94 DOM
6. 2026-06-13
   days on market $357,990 Active 92 DOM
7. 2026-06-10
   days on market $357,990 Active 89 DOM
8. 2026-06-09
   days on market $357,990 Active 88 DOM
9. 2026-06-08
   days on market $357,990 Active 87 DOM
10. 2026-06-07
    days on market $357,990 Active 86 DOM
11. 2026-06-03
    days on market $357,990 Active 82 DOM
12. 2026-06-03
    days on market $357,990 Active 81 DOM
13. 2026-06-01
    days on market $357,990 Active 80 DOM
14. 2026-05-31
    days on market $357,990 Active 79 DOM
15. 2026-03-13
    listed $357,990 New 946-char remark

    Show marketing remark (946 chars)

    Welcome to the Fremont in Enclave Flats - a split-level home offering 1,994 sq. ft. of finished living space with 4 bedrooms and 3 bathrooms. Perfect for comfort and entertaining, the main level features an open layout with a great room warmed by a cozy electric fireplace and filled with natural light from large windows. The kitchen is both stylish and functional, showcasing white cabinetry, stainless steel appliances, and a large island that connects seamlessly to the dining area. Down the hall are two spacious secondary bedrooms and a full bath. The private primary suite at the rear of the home includes a dual-sink vanity, walk-in shower, and large walk-in closet. The finished basement expands your living space with a generous rec room, fourth bedroom, third full bath, laundry room, and access to a (2-3) car garage. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

16. 2026-01-29
    soldstatus $805,298

ⓘ 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: $6,193 · $516/mo
• Expected delta: +$5,387/yr (+$449/mo · 668.2%)

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

Taxation est. · year 1

• Rental income: $34,250
• − Mortgage interest: −$20,053
• − Property taxes: −$806
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − HOA: −$96
• − Depreciation: −$10,414
• Taxable loss: −$4,389
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $2,891/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

-55.5% since first listed

2 events — show timeline

• 2026-03-13 Listed $357,990 GPRMLS
• 2026-01-29 Sold (Public Records) $805,298 Public Records

Property tax history

+54.3%/yr

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