8014 S 190th Ave · Omaha, NE 68136

$314,500

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 2 Days on market

Built 2014 5,924 sqft lot $184/sqft · 7% below area Est $337k · 7% under

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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 +10.5/15.0
• Cash flow +7.2/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new only five years young. One owner home pet free/smoke free. Kitchen has all stainless steel appliances (Frig 2016, Dishwasher 2019) with spacious eating area. Gas fireplace in living area with access to back deck. Master has 3/4 bath, double sinks and walk-in closet. Some rooms freshly painted. Finished lower level with rough-in. Deep two car garage. Ring door security system installed. Walk to nearby Gretna elementary school located directly behind home. Five year warranty still remaining on structure with Celebrity Homes. No HOA. AMA.

Key facts

• Spacious kitchen
• Split-entry home
• Finished basement

Tags

• SPLIT-ENTRY HOME
• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Split-entry design; Built in 2014; Below-grade finished area included
• Construction: Concrete perimeter foundation
• Exterior features: Front porch

Interior

• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.2% below list).
• Recommended offer: $229k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in Omaha — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Gretna Public Schools (suburban): math 64% / reading 64% proficiency, ranked #6 of 111 in NE (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Whitetail Creek Elementary (math 72% / reading 72%, grade A-, #27 of 502 statewide, top 7%, 538 students, 6% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 252 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,612 units permitted in Sarpy County in 2024 (364 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.
• Sarpy County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.
• Current owner paid $200k; list at $314k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $229,104 (27.2% 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: 0.73% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (median comp): $337,336
• List price: $314,500
• Delta: -6.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19105 Greenleaf St	0.14mi	3/2.5	1,477 (-14%)	2mo	$360,000	$244	67
8502 S 184th Ave	0.61mi	3/3.5	1,659 (-3%)	2mo	$399,990	$241	59
8108 S 184 Ter	0.45mi	3/2.5	1,844 (+8%)	7mo	$472,000	$256	58
19801 Greenleaf St	0.69mi	3/2.5	1,637 (-4%)	2mo	$408,259	$249	57
8147 S 198 St	0.68mi	3/2.5	1,621 (-5%)	5mo	$401,900	$248	54
8125 S 198 Ave	0.72mi	3/2.5	1,607 (-6%)	8mo	$372,980	$232	47
19817 Greenleaf St	0.74mi	3/2.5	1,533 (-10%)	1mo	$437,500	$285	45
8143 S 198 St	0.67mi	3/2.5	1,870 (+9%)	9mo	$381,217	$204	44
19813 Greenleaf St	0.73mi	3/2.5	1,507 (-12%)	2mo	$395,400	$262	42
8817 S 185th St	0.68mi	3/2.5	1,498 (-12%)	6mo	$349,990	$234	41
8820 S 185th St	0.67mi	4/3.0 (+1)	1,925 (+13%)	5mo	$329,990	$171	35
8824 S 185th St	0.68mi	4/3.0 (+1)	1,925 (+13%)	8mo	$339,990	$177	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-75,878
• Equity at exit: $46,893

10-year hold

• IRR: -17.9%
• Equity multiple: -0.03×
• Total profit: $-90,343
• Equity at exit: $27,192

Cash invested: $88,060 (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 68136

• Home prices YoY: -5.2%
• Rents YoY: 4.1%
• Active inventory: 252
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,649
• Tax from tax record: −$463 /mo · $5,556/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-433

Break-even live

Break-even rent $2,840

Max offer price $237,938

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-344	+0% $-433	+5% $-522	+10% $-611
Rent	-10% $-614	-5% $-524	+0% $-433	+5% $-343	+10% $-252
Rate	-1.0pp $-275	-0.5pp $-353	base $-433	+0.5pp $-515	+1.0pp $-598

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: $78,625
• Closing costs: $9,435
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18906 Birch Ave Omaha, NE	3.0	2.0	1621	$2,300	$1.42	11d	1	0.19mi
19224 Olive Plz Gretna, NE	2.0	2.0	1149	$1,645	$1.43	3d	1	0.55mi
8121 S 198th Ave Gretna, NE	3.0	3.0	1982	$2,650	$1.34	44d	1	0.73mi
18217 Cary St Omaha, NE	3.0	1.0–2.0	1031	$2,625	$2.54	3d	94	0.86mi
18002 Margo St Omaha, NE	3.0	2.0	1643	$2,200	$1.34	44d	1	0.92mi
6601 S 194th Ter Plz Omaha, NE	1.0–3.0	1.0–2.0	1083	$2,613	$2.41	3d	16	1.00mi
18192 Hayes Ct Unit 18192 Omaha, NE	2.0	2.0	1059	$1,950	$1.84	15d	1	1.13mi
6121 S 190th Ter Omaha, NE	3.0	2.0	1232	$2,100	$1.70	11d	1	1.17mi
5964 S 186th Ave Omaha, NE	3.0	2.0	1370	$2,100	$1.53	15d	1	1.28mi
17510 Robin Dr Omaha, NE	3.0	3.0	2201	$2,900	$1.32	3d	1	1.28mi
20573 Margo St Gretna, NE	3.0	2.5	1500	$2,500	$1.67	20d	1	1.39mi
19714 Laci St Omaha, NE	3.0	2.0	1600	$2,200	$1.38	4d	1	1.50mi

Listing history 12 events

1. 2026-05-17
   status Pending 879-char remark
2. 2026-05-14
   listed $314,500 New 879-char remark
3. 2019-09-19
   soldstatus $200,000
4. 2019-09-13
   soldstatus $200,000 Sold 557-char remark

   Show marketing remark (557 chars)

   Better than new only five years young. One owner home pet free/smoke free. Kitchen has all stainless steel appliances (Frig 2016, Dishwasher 2019) with spacious eating area. Gas fireplace in living area with access to back deck. Master has 3/4 bath, double sinks and walk-in closet. Some rooms freshly painted. Finished lower level with rough-in. Deep two car garage. Ring door security system installed. Walk to nearby Gretna elementary school located directly behind home. Five year warranty still remaining on structure with Celebrity Homes. No HOA. AMA.

5. 2019-08-13
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Better than new only five years young. One owner home pet free/smoke free. Kitchen has all stainless steel appliances (Frig 2016, Dishwasher 2019) with spacious eating area. Gas fireplace in living area with access to back deck. Master has 3/4 bath, double sinks and walk-in closet. Some rooms freshly painted. Finished lower level with rough-in. Deep two car garage. Ring door security system installed. Walk to nearby Gretna elementary school located directly behind home. Five year warranty still remaining on structure with Celebrity Homes. No HOA. AMA.

6. 2019-08-09
   price $204,000 557-char remark

   Show marketing remark (557 chars)

   Better than new only five years young. One owner home pet free/smoke free. Kitchen has all stainless steel appliances (Frig 2016, Dishwasher 2019) with spacious eating area. Gas fireplace in living area with access to back deck. Master has 3/4 bath, double sinks and walk-in closet. Some rooms freshly painted. Finished lower level with rough-in. Deep two car garage. Ring door security system installed. Walk to nearby Gretna elementary school located directly behind home. Five year warranty still remaining on structure with Celebrity Homes. No HOA. AMA.

7. 2019-08-05
   listed $208,000 Active - New 557-char remark

   Show marketing remark (557 chars)

   Better than new only five years young. One owner home pet free/smoke free. Kitchen has all stainless steel appliances (Frig 2016, Dishwasher 2019) with spacious eating area. Gas fireplace in living area with access to back deck. Master has 3/4 bath, double sinks and walk-in closet. Some rooms freshly painted. Finished lower level with rough-in. Deep two car garage. Ring door security system installed. Walk to nearby Gretna elementary school located directly behind home. Five year warranty still remaining on structure with Celebrity Homes. No HOA. AMA.

8. 2014-08-19
   soldstatus $167,150

   Show marketing remark (568 chars)

   The “Santee” by Celebrity Homes is a New Open Design that offers a Large Kitchen, Great Room, Raised Ceilings, MBR Bath with Deluxe Shower & Dual Vanity, Finished Family Room with ½ Bath RI, Extended Garage, and that’s just the start! Omaha’s ONLY “YES! It’s All Included!” builder also includes: All New GE Appliances (even refrigerator, washer & dryer), Window Blinds, Fireplace, Ceiling Fans, GDO, First Year’s Home Owner’s Insurance, Extended 2-10 Warranty and more! Pictures are of Model Home

9. 2014-05-10
   historical

   Show marketing remark (568 chars)

   The “Santee” by Celebrity Homes is a New Open Design that offers a Large Kitchen, Great Room, Raised Ceilings, MBR Bath with Deluxe Shower & Dual Vanity, Finished Family Room with ½ Bath RI, Extended Garage, and that’s just the start! Omaha’s ONLY “YES! It’s All Included!” builder also includes: All New GE Appliances (even refrigerator, washer & dryer), Window Blinds, Fireplace, Ceiling Fans, GDO, First Year’s Home Owner’s Insurance, Extended 2-10 Warranty and more! Pictures are of Model Home

10. 2014-03-26
    listed $167,900

    Show marketing remark (568 chars)

    The “Santee” by Celebrity Homes is a New Open Design that offers a Large Kitchen, Great Room, Raised Ceilings, MBR Bath with Deluxe Shower & Dual Vanity, Finished Family Room with ½ Bath RI, Extended Garage, and that’s just the start! Omaha’s ONLY “YES! It’s All Included!” builder also includes: All New GE Appliances (even refrigerator, washer & dryer), Window Blinds, Fireplace, Ceiling Fans, GDO, First Year’s Home Owner’s Insurance, Extended 2-10 Warranty and more! Pictures are of Model Home

11. 2013-05-09
    listed $173,400
12. 2013-05-09
    historical

ⓘ 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: $5,556 · $463/mo
• Projected year-2 tax: $5,556 · $463/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°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: $27,492
• − Mortgage interest: −$17,617
• − Property taxes: −$5,556
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$9,149
• Taxable loss: −$10,801
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-2,609/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: Gretna Public Schools
• NCES district ID: 3171220
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 64% ▼ -4.00%
• Median HH income: $89,845
• Composite: 58.21/100
• National rank: #1023
• State rank: #6 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: Sarpy County · 161,202 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 22,163
• Household income: $133,472
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 166.0

Population outlook (Sarpy County) Hauer SSP2

• Today (2025): 211,769 people
• By 2030: 229,365 · +8.3%
• By 2040: 264,122 · +24.7%
• By 2050: 298,087 · +40.8%
• By 2075: 381,667 · +80.2%
• By 2100: 448,180 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 6% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Portuguese 2% Italian 2%
• Foreign-born: 7% · Vietnam, Canada, China
• Languages at home: 91% English-only · Vietnamese 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Sarpy

• 2024 margin: R (+11.7) · D 43.5% · R 55.2% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -15.9pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+11.2 2016: R+21.8 2012: R+23.6 2008: R+15.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.33%
• Current HPI: 226.8096
• Rent YoY: ▲ 4.12%
• 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

+81.4% since first listed

12 events — show timeline

• 2026-05-17 Pending — GPRMLS
• 2026-05-14 Listed $314,500 GPRMLS
• 2019-09-19 Sold (Public Records) $200,000 Public Records
• 2019-09-13 Sold (MLS) $200,000 GPRMLS
• 2019-08-13 Pending — GPRMLS
• 2019-08-09 Price Changed $204,000 GPRMLS
• 2019-08-05 Listed $208,000 GPRMLS
• 2014-08-19 Sold (MLS) $167,150 GPRMLS
• 2014-05-10 Listing Removed — GPRMLS
• 2014-03-26 Listed $167,900 GPRMLS
• 2013-05-09 Listing Removed — GPRMLS
• 2013-05-09 Listed $173,400 GPRMLS

Property tax history

+26.6%/yr

Latest (2025): $5,556 · +6.3% YoY. Source: county tax records.