12530 S 206th St · Gretna, NE 68028

$379,990

4 bd · 3.0 ba · 2,191 sqft · SingleFamily · 4 Days on market

Built 2025 7,754 sqft lot

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Hamilton in Parkview - a beautifully designed ranch-style home offering 2,190 sq. ft. of finished living space with 4 bedrooms and 3 bathrooms, including a finished basement. From the moment you enter, the bright foyer leads past two spacious secondary bedrooms and a full bath—ideal for guests or a home office. At the heart of the home is an open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample prep space. The adjoining great room is flooded with natural light from large windows and centered around a cozy electric fireplace. The private primary suite offers a spa-like retreat with a dual-sink vanity, walk-in shower, and

Key facts

• Generous island
• Open-concept kitchen
• Natural light

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• NATURAL LIGHT
• COZY ELECTRIC FIREPLACE
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $379,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $379,043.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (32.5% below list).
• Recommended offer: $257k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in Gretna — 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 82/100 on livability (#13 in NE, #1,227 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Gretna Elementary School (math 63% / reading 70%, grade B+, #74 of 502 statewide, top 15%, 463 students, 13% FRL); Gretna Middle School (math 60% / reading 57%, grade B, #21 of 128 statewide, top 17%, 728 students, 14% FRL); Gretna High School (math 63% / reading 64%, grade B-, #37 of 261 statewide, top 14%, 1,729 students, 11% FRL).
• Market conditions: Rents rising (+1.9%/yr); 530 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $256,519 (32.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.68% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $379,043
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12530 S 206th St	0.00mi	4/3.0	2,191 (0%)	0mo	$379,990	$173	100
12512 S 205th St	0.12mi	4/3.0	2,191 (0%)	1mo	$377,990	$173	94
12704 S 205th Ave	0.13mi	4/3.0	2,191 (0%)	0mo	$371,990	$170	94
12712 S 205th Ave	0.15mi	4/3.0	2,191 (0%)	1mo	$380,990	$174	92
12602 S 205th St	0.12mi	4/3.5	2,191 (0%)	1mo	$365,990	$167	92
12716 S 205th Ave	0.16mi	4/3.0	2,191 (0%)	1mo	$387,990	$177	92
12719 S 205th Ave	0.18mi	4/3.0	2,191 (0%)	2mo	$376,990	$172	90
20553 Swallowtail St	0.20mi	4/3.0	2,191 (0%)	1mo	$353,990	$162	90
20557 Swallowtail St	0.20mi	4/3.0	2,191 (0%)	2mo	$354,990	$162	89
12315 S 205th Ave	0.18mi	4/3.5	2,418 (+10%)	2mo	$397,990	$165	71
12405 S 205th Ave	0.16mi	4/3.5	2,452 (+12%)	1mo	$439,990	$179	70
12319 S 205th Ave	0.17mi	4/3.5	2,452 (+12%)	2mo	$445,990	$182	69

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-76,294
• Equity at exit: $56,517

10-year hold

• IRR: -16.7%
• Equity multiple: 0.11×
• Total profit: $-94,031
• Equity at exit: $32,773

Cash invested: $106,132 (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 68028

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 530
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-185

Break-even live

Break-even rent $2,799

Max offer price $346,379

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-78	+0% $-185	+5% $-724	+10% $-855
Rent	-10% $-388	-5% $-286	+0% $-185	+5% $-84	+10% $18
Rate	-1.0pp $6	-0.5pp $-89	base $-185	+0.5pp $-283	+1.0pp $-383

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: $94,761
• Closing costs: $11,371
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12660 S 204th Ave Gretna, NE	4.0	2.0	1606	$2,695	$1.68	3d	1	0.21mi
304 Pontiac Dr Gretna, NE	4.0	1.5	1500	$2,000	$1.33	44d	1	1.40mi

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-04-02
   listed $379,990 New
3. 2026-02-04
   soldstatus $1,707,111

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $6,574 · $548/mo
• Expected delta: +$5,785/yr (+$482/mo · 733.4%)

ⓘ 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: $30,782
• − Mortgage interest: −$21,232
• − Property taxes: −$789
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$11,027
• Taxable loss: −$9,086
• Est. tax savings @ 24.0%: +$2,181
• After-tax cash flow: $-38/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 — Gretna

• Score: 82/100
• State rank: #13
• US rank: #1227

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarpy County · 161,202 people
• City population: 17,529
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 17,529
• Household income: $143,604
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 339.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Iranian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -108.83%
• Current HPI: 242.6423
• Rent YoY: ▲ 1.87%
• 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

-77.7% since first listed

3 events — show timeline

• 2026-04-06 Pending — GPRMLS
• 2026-04-02 Listed $379,990 GPRMLS
• 2026-02-04 Sold (Public Records) $1,707,111 Public Records

Property tax history

+39.8%/yr

Latest (2025): $789 · +0.4% YoY. Source: county tax records.