1256 Peterson Dr · Omaha, NE 68130

$320,000

4 bd · 3.0 ba · 2,124 sqft · Other public records · 186 Days on market

Built 1966 10,200 sqft lot ↓ 2% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contract Pending Spacious Four-Bedroom Home in desirable Millard School District! This spacious home sits on a large corner lot with great curb appeal. Step inside to an open and inviting layout featuring a large living room and dining space. The main floor leads to a bright and cozy family room, perfect for relaxing or entertaining. Upstairs you’ll find four bedrooms and multiple bathrooms. The lower level offers an additional Flex space and a bonus area ready for your customization. Outside, enjoy a generous sized yard in a mature neighborhood with access to local amenities, parks, and schools. This home is move in ready with the opportunity to add your personal touches. Newer water heater, softener & filtration system. Lots of fresh paint throughout. All appliances including newer washer & dryer stay.

Key facts

• Large corner lot
• Newer water heater
• Bonus area

Tags

• CUSTOM BUILT HOME
• LARGE CORNER LOT
• OPEN AND INVITING LAYOUT
• ADDITIONAL FLEX SPACE
• BONUS AREA
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (22.5% below list).
• Recommended offer: $248k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Market conditions: Rents rising fast (+5.1%/yr); 102 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $10k 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 186 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $248,053 (22.5% 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 186 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.14% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-63,236
• Equity at exit: $47,713

10-year hold

• IRR: -8.7%
• Equity multiple: 0.41×
• Total profit: $-53,232
• Equity at exit: $27,668

Cash invested: $89,600 (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 68130

• Rents YoY: 5.1%
• Active inventory: 102
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$413 /mo · $4,959/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-265

Break-even live

Break-even rent $2,816

Max offer price $273,174

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-174	+0% $-265	+5% $-356	+10% $-446
Rent	-10% $-461	-5% $-363	+0% $-265	+5% $-167	+10% $-69
Rate	-1.0pp $-104	-0.5pp $-184	base $-265	+0.5pp $-348	+1.0pp $-432

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N 163rd St Omaha, NE	4.0	2.5	2500	$2,500	$1.00	24d	1	0.85mi
325 N 162nd St Omaha, NE	4.0	3.0	2370	$2,575	$1.09	12d	1	0.93mi
1202 S 177th Plz Omaha, NE	3.0	1.0–2.0	1021	$2,199	$2.15	4d	6	1.16mi
2219 S 148th Ave Omaha, NE	4.0	2.5	2106	$2,600	$1.23	44d	1	1.42mi

Listing history 13 events

1. 2026-05-04
   status Pending 829-char remark

   Show marketing remark (829 chars)

   Contract Pending Spacious Four-Bedroom Home in desirable Millard School District! This spacious home sits on a large corner lot with great curb appeal. Step inside to an open and inviting layout featuring a large living room and dining space. The main floor leads to a bright and cozy family room, perfect for relaxing or entertaining. Upstairs you’ll find four bedrooms and multiple bathrooms. The lower level offers an additional Flex space and a bonus area ready for your customization. Outside, enjoy a generous sized yard in a mature neighborhood with access to local amenities, parks, and schools. This home is move in ready with the opportunity to add your personal touches. Newer water heater, softener & filtration system. Lots of fresh paint throughout. All appliances including newer washer & dryer stay.

2. 2026-03-12
   price $320,000 829-char remark

   Show marketing remark (829 chars)

   Contract Pending Spacious Four-Bedroom Home in desirable Millard School District! This spacious home sits on a large corner lot with great curb appeal. Step inside to an open and inviting layout featuring a large living room and dining space. The main floor leads to a bright and cozy family room, perfect for relaxing or entertaining. Upstairs you’ll find four bedrooms and multiple bathrooms. The lower level offers an additional Flex space and a bonus area ready for your customization. Outside, enjoy a generous sized yard in a mature neighborhood with access to local amenities, parks, and schools. This home is move in ready with the opportunity to add your personal touches. Newer water heater, softener & filtration system. Lots of fresh paint throughout. All appliances including newer washer & dryer stay.

3. 2025-10-30
   listed $335,000 New 829-char remark

   Show marketing remark (829 chars)

   Contract Pending Spacious Four-Bedroom Home in desirable Millard School District! This spacious home sits on a large corner lot with great curb appeal. Step inside to an open and inviting layout featuring a large living room and dining space. The main floor leads to a bright and cozy family room, perfect for relaxing or entertaining. Upstairs you’ll find four bedrooms and multiple bathrooms. The lower level offers an additional Flex space and a bonus area ready for your customization. Outside, enjoy a generous sized yard in a mature neighborhood with access to local amenities, parks, and schools. This home is move in ready with the opportunity to add your personal touches. Newer water heater, softener & filtration system. Lots of fresh paint throughout. All appliances including newer washer & dryer stay.

4. 2024-04-23
   historical
5. 2024-04-15
   price $375,000
6. 2024-04-05
   listed $389,000 New
7. 2022-11-14
   soldstatus $305,000
8. 2022-11-14
   soldstatus $305,000
9. 2022-11-08
   soldstatus $305,000 Sold
10. 2022-09-29
    status Pending
11. 2022-09-16
    listed $305,000 Active - New
12. 2022-09-03
    historical
13. 2022-06-02
    listed $325,000 Active - New

ⓘ 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: $4,959 · $413/mo
• Projected year-2 tax: $5,536 · $461/mo
• Expected delta: +$577/yr (+$48/mo · 11.6%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,766
• − Mortgage interest: −$17,925
• − Property taxes: −$4,959
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$9,309
• Taxable loss: −$8,789
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-1,071/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): 21,722
• Household income: $133,570
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 400.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Iranian 3% Portuguese 3%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 1% Chinese 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: ▼ -122.54%
• Current HPI: 208.1448
• Rent YoY: ▲ 5.14%
• 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

-1.5% since first listed

13 events — show timeline

• 2026-05-04 Pending — GPRMLS
• 2026-03-12 Price Changed $320,000 GPRMLS
• 2025-10-30 Listed $335,000 GPRMLS
• 2024-04-23 Listing Removed — GPRMLS
• 2024-04-15 Price Changed $375,000 GPRMLS
• 2024-04-05 Listed $389,000 GPRMLS
• 2022-11-14 Sold (Public Records) $305,000 Public Records
• 2022-11-14 Sold (Public Records) $305,000 Public Records
• 2022-11-08 Sold (MLS) $305,000 GPRMLS
• 2022-09-29 Pending — GPRMLS
• 2022-09-16 Listed $305,000 GPRMLS
• 2022-09-03 Listing Removed — GPRMLS
• 2022-06-02 Listed $325,000 GPRMLS

Property tax history

+3.3%/yr

Latest (2025): $4,959 · +12.0% YoY. Source: county tax records.