19618 Gail Ave · Omaha, NE 68135-0000

$300,000

3 bd · 2.0 ba · 1,376 sqft · Other public records · 14 Days on market

Built 2012 5,252 sqft lot $8/mo HOA

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Beautiful 3 BD, 2 BATH, split entry home in the Arbor Gate Subdivision! New flooring and paint in 2016. Kitchen features 42" Maple Cabinets and Stainless steel appliances. Open floor plan with cathedral ceilings makes for a spacious feel throughout the main level. Energy star rated home in the Gretna School district. Exterior features gorgeous landscaping, vinyl siding and an 8 x 10 deck. Close to dining, shopping and entertainment. Don't miss this great opportunity!

Key facts

• 5,252 sq ft lot
• 2 garage spots
• Built 2012

Property features AI

Finance

• HOA & community: Arbor Gate HOA with an annual fee of $90 covering common area maintenance

Exterior

• Parking: Attached built-in garage (2 covered spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Split-entry level layout; Not new (built in 2012)
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Built in 2012
• Exterior features: Deck; Full wood fencing

Interior

• Kitchen: Kitchen on main floor with cathedral/vaulted ceiling; Luxury vinyl plank flooring; Range; Refrigerator; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Master bedroom on main floor with ceiling fan and wall-to-wall carpeting; Two additional main-floor bedrooms with wall-to-wall carpeting
• Flooring: Wall-to-wall carpeting in bedrooms and family room; Luxury vinyl plank in kitchen and dining areas
• Bathrooms: Two bathrooms total: one full bathroom and one 3/4 bath (master with shower)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Daylight basement; No fireplaces; Concrete laundry room floor; Wall-to-wall carpeting in bedrooms and family room; Cathedral/vaulted ceilings in living, dining, and kitchen areas; Luxury vinyl plank flooring in kitchen and dining areas
• Laundry & utility: Washer and dryer included; Concrete floor in laundry/utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (26.1% below list).
• Recommended offer: $222k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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: Falling Waters Elementary School (math 52% / reading 62%, grade C+, #136 of 502 statewide, top 31%, 516 students, 13% FRL).
• Market conditions: 5 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $171k; list at $300k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $221,712 (26.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.18×
• Total profit: $15,085
• Equity at exit: $134,893

10-year hold

• IRR: 6.5%
• Equity multiple: 1.99×
• Total profit: $83,363
• Equity at exit: $207,886

Cash invested: $84,000 (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 68135-0000

• Active inventory: 5
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$376 /mo · $4,518/yr
• Insurance: −$125
• HOA: −$8
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-331

Break-even live

Break-even rent $2,636

Max offer price $241,492

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19714 Laci St Omaha, NE	3.0	2.0	1600	$2,200	$1.38	3d	1	0.28mi
6601 S 194th Ter Plz Omaha, NE	1.0–3.0	1.0–2.0	1083	$2,613	$2.41	2d	16	0.74mi
6121 S 190th Ter Omaha, NE	3.0	2.0	1232	$2,100	$1.70	10d	1	0.77mi
6108 Coventry Dr Elkhorn, NE	1.0–3.0	1.0–2.5	1220	$2,395	$1.96	1d	17	0.92mi
5964 S 186th Ave Omaha, NE	3.0	2.0	1370	$2,100	$1.53	14d	1	0.93mi
20861 T Plz Elkhorn, NE	3.0	2.5	1384	$2,200	$1.59	2d	1	0.98mi
4910 S 209th Ct Douglas, NE	1.0–2.0	1.0–2.0	911	$1,593	$1.75	1d	71	1.10mi
4205 S 204th St Omaha, NE	1.0–3.0	1.0–2.0	1015	$2,950	$2.90	2d	18	1.12mi
19224 Olive Plz Gretna, NE	2.0	2.0	1149	$1,645	$1.43	2d	1	1.19mi
18192 Hayes Ct Unit 18192 Omaha, NE	2.0	2.0	1059	$1,950	$1.84	14d	1	1.42mi
20573 Margo St Gretna, NE	3.0	2.5	1500	$2,500	$1.67	19d	1	1.47mi

HOA detail

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

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   price $300,000
3. 2026-04-15
   listed $310,000 New
4. 2018-07-30
   soldstatus $171,000
5. 2018-07-25
   soldstatus $171,000 Sold 478-char remark

   Show marketing remark (478 chars)

   Beautiful 3 BD, 2 BATH, split entry home in the Arbor Gate Subdivision! New flooring and paint in 2016. Kitchen features 42" Maple Cabinets and Stainless steel appliances. Open floor plan with cathedral ceilings makes for a spacious feel throughout the main level. Energy star rated home in the Gretna School district. Exterior features gorgeous landscaping, vinyl siding and an 8 x 10 deck. Close to dining, shopping and entertainment. Don't miss this great opportunity!

6. 2018-06-18
   status Pending 478-char remark

   Show marketing remark (478 chars)

   Beautiful 3 BD, 2 BATH, split entry home in the Arbor Gate Subdivision! New flooring and paint in 2016. Kitchen features 42" Maple Cabinets and Stainless steel appliances. Open floor plan with cathedral ceilings makes for a spacious feel throughout the main level. Energy star rated home in the Gretna School district. Exterior features gorgeous landscaping, vinyl siding and an 8 x 10 deck. Close to dining, shopping and entertainment. Don't miss this great opportunity!

7. 2018-06-13
   listed $170,000 Active - New 478-char remark

   Show marketing remark (478 chars)

   Beautiful 3 BD, 2 BATH, split entry home in the Arbor Gate Subdivision! New flooring and paint in 2016. Kitchen features 42" Maple Cabinets and Stainless steel appliances. Open floor plan with cathedral ceilings makes for a spacious feel throughout the main level. Energy star rated home in the Gretna School district. Exterior features gorgeous landscaping, vinyl siding and an 8 x 10 deck. Close to dining, shopping and entertainment. Don't miss this great opportunity!

8. 2014-12-22
   soldstatus $130,000
9. 2014-12-18
   soldstatus $130,000 291-char remark

   Show marketing remark (291 chars)

   ALEXANDRA IV HOME, 3 BD, 2 BATH, SPLIT LEVEL FEATURING 42" MAPLE CABINETS, STAINLESS STEEL APPLIANCES, 10 X 8 DECK, CATHEDRAL CEILINGS AND MUCH MORE. 2 X 6 EXTERIOR WALL CONSTRUCTION WITH EXTERIOR VINYL SIDING. ENERGY STAR, GRETNA SCHOOLS CLOSE TO SHOPPING, DINING AND ENTERTAINMENT.

10. 2014-11-17
    historical 291-char remark

    Show marketing remark (291 chars)

    ALEXANDRA IV HOME, 3 BD, 2 BATH, SPLIT LEVEL FEATURING 42" MAPLE CABINETS, STAINLESS STEEL APPLIANCES, 10 X 8 DECK, CATHEDRAL CEILINGS AND MUCH MORE. 2 X 6 EXTERIOR WALL CONSTRUCTION WITH EXTERIOR VINYL SIDING. ENERGY STAR, GRETNA SCHOOLS CLOSE TO SHOPPING, DINING AND ENTERTAINMENT.

11. 2014-10-30
    listed $127,000 291-char remark

    Show marketing remark (291 chars)

    ALEXANDRA IV HOME, 3 BD, 2 BATH, SPLIT LEVEL FEATURING 42" MAPLE CABINETS, STAINLESS STEEL APPLIANCES, 10 X 8 DECK, CATHEDRAL CEILINGS AND MUCH MORE. 2 X 6 EXTERIOR WALL CONSTRUCTION WITH EXTERIOR VINYL SIDING. ENERGY STAR, GRETNA SCHOOLS CLOSE TO SHOPPING, DINING AND ENTERTAINMENT.

12. 2012-03-26
    soldstatus $124,000
13. 2012-02-01
    historical
14. 2011-11-09
    listed $124,000
15. 2011-11-01
    soldstatus $212,000

ⓘ 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: $4,518 · $376/mo
• Projected year-2 tax: $5,190 · $432/mo
• Expected delta: +$672/yr (+$56/mo · 14.9%)

ⓘ 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: $26,605
• − Mortgage interest: −$16,805
• − Property taxes: −$4,518
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$96
• − Depreciation: −$8,727
• Taxable loss: −$9,297
• Est. tax savings @ 24.0%: +$2,231
• After-tax cash flow: $-1,743/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+41.5% since first listed

15 events — show timeline

• 2026-04-30 Pending — GPRMLS
• 2026-04-24 Price Changed $300,000 GPRMLS
• 2026-04-15 Listed $310,000 GPRMLS
• 2018-07-30 Sold (Public Records) $171,000 Public Records
• 2018-07-25 Sold (MLS) $171,000 GPRMLS
• 2018-06-18 Pending — GPRMLS
• 2018-06-13 Listed $170,000 GPRMLS
• 2014-12-22 Sold (Public Records) $130,000 Public Records
• 2014-12-18 Sold (MLS) $130,000 GPRMLS
• 2014-11-17 Listing Removed — GPRMLS
• 2014-10-30 Listed $127,000 GPRMLS
• 2012-03-26 Sold (Public Records) $124,000 Public Records
• 2012-02-01 Listing Removed — GPRMLS
• 2011-11-09 Listed $124,000 GPRMLS
• 2011-11-01 Sold (Public Records) $212,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,518 · -1.2% YoY. Source: county tax records.