Sydney Plan · Omaha, NE 68007

$275,990

3 bd · 2.5 ba · 1,511 sqft · Townhouse · 456 Days on market

Good condition ↓ 1% 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

Key facts

• Quartz countertops
• Gourmet kitchen
• Sizable pantry

Tags

• ELECTRIC FIREPLACE
• GOURMET KITCHEN
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SIZABLE PANTRY

🏗️ New construction. The $275,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,800.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (16.8% below list).
• Recommended offer: $230k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Bennington Public Schools (rural): math 67% / reading 67% proficiency, ranked #3 of 111 in NE (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.9%/yr); 468 active listings in the ZIP; 6 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 $8k 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 456 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,692 (16.8% 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 456 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $271,800
• List price: $275,990
• Delta: 1.54%
• 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
8908 N 166th St	0.04mi	3/3.5	1,511 (0%)	3mo	$260,990	$173	92
8813 N 167th St	0.05mi	3/3.5	1,511 (0%)	3mo	$264,990	$175	91
8817 N 167th St	0.06mi	3/3.5	1,511 (0%)	4mo	$259,990	$172	90
8819 N 167th St	0.07mi	3/3.5	1,511 (0%)	4mo	$259,990	$172	90
8907 N 167th St	0.09mi	3/3.5	1,511 (0%)	3mo	$264,990	$175	90
8903 N 167th St	0.08mi	3/3.5	1,511 (0%)	4mo	$264,990	$175	90
8905 N 167th St	0.08mi	3/3.5	1,511 (0%)	3mo	$259,990	$172	89
8979 N 167th St	0.16mi	3/3.5	1,511 (0%)	2mo	$264,990	$175	87
8975 N 167th St	0.14mi	3/3.5	1,511 (0%)	2mo	$264,990	$175	87
8977 N 167th St	0.15mi	3/3.5	1,511 (0%)	2mo	$257,990	$171	87
8661 N 162 Plz	0.36mi	2/2.0 (-1)	1,683 (+11%)	2mo	$323,000	$192	56
16106 Tucker Ct	0.40mi	2/2.0 (-1)	1,689 (+12%)	5mo	$289,000	$171	51

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-41,223
• Equity at exit: $40,526

10-year hold

• IRR: -1.9%
• Equity multiple: 0.85×
• Total profit: $-11,175
• Equity at exit: $23,500

Cash invested: $76,104 (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 68007

• Home prices YoY: -19.4%
• Rents YoY: 5.9%
• Active inventory: 468
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,077/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-64

Break-even live

Break-even rent $2,378

Max offer price $262,572

Occupancy floor 98%

Sensitivity live

Price	-10% $124	-5% $30	+0% $-64	+5% $-158	+10% $-252
Rent	-10% $-245	-5% $-155	+0% $-64	+5% $27	+10% $118
Rate	-1.0pp $73	-0.5pp $5	base $-64	+0.5pp $-134	+1.0pp $-206

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: $67,950
• Closing costs: $8,154
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8903 N 167th St Bennington, NE	3.0	2.5	1511	$2,500	$1.65	2d	1	0.08mi
15840 Clay Plz Bennington, NE	2.0	1.0–2.0	891	$1,725	$1.94	2d	16	0.59mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	2d	1	0.88mi
15304 Bondesson St Bennington, NE	3.0	2.0	1256	$2,000	$1.59	22d	1	0.91mi
15303 Willit St Bennington, NE	3.0	2.0	1345	$2,200	$1.64	44d	1	1.03mi
7308 N 167th Ave Bennington, NE	4.0	3.0	2213	$3,000	$1.36	2d	1	1.04mi

Listing history 21 events

1. 2026-06-18
   days on market $275,990 Active 456 DOM
2. 2026-06-17
   days on market $275,990 Active 455 DOM
3. 2026-06-16
   days on market $275,990 Active 454 DOM
4. 2026-06-15
   days on market $275,990 Active 453 DOM
5. 2026-06-13
   days on market $275,990 Active 451 DOM
6. 2026-06-13
   days on market $275,990 Active 450 DOM
7. 2026-06-10
   days on market $275,990 Active 448 DOM
8. 2026-06-09
   days on market $275,990 Active 447 DOM
9. 2026-06-08
   days on market $275,990 Active 446 DOM
10. 2026-06-07
    days on market $275,990 Active 445 DOM
11. 2026-06-05
    days on market $275,990 Active 442 DOM
12. 2026-06-03
    days on market $275,990 Active 441 DOM
13. 2026-06-03
    days on market $275,990 Active 440 DOM
14. 2026-06-01
    days on market $275,990 Active 439 DOM
15. 2026-05-31
    days on market $275,990 Active 438 DOM
16. 2026-02-11
    price $275,990 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

17. 2026-01-24
    price $270,990 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

18. 2025-11-07
    price $267,990 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

19. 2025-11-07
    price $279,990 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

20. 2025-11-07
    price $267,990 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

21. 2025-03-19
    listed $279,990 Active 998-char remark

    Show marketing remark (998 chars)

    Welcome to the Sydney floor plan in The Hill community in Bennington, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in The Hill today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,563
• − Mortgage interest: −$15,225
• − Property taxes: −$4,077
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$7,907
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $534/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained townhouse in The Hill community in Omaha, NE, is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bennington Public Schools
• NCES district ID: 3103990
• Math proficiency: 67% ▼ -6.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $87,771
• Composite: 60.5/100
• National rank: #843
• State rank: #3 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): 19,536
• Household income: $141,042
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 4% Romanian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -60.06%
• Current HPI: 250.3443
• Rent YoY: ▲ 5.88%
• 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

-1.4% since first listed

6 events — show timeline

• 2026-02-11 Price Changed $275,990 Zillow
• 2026-01-24 Price Changed $270,990 Zillow
• 2025-11-07 Price Changed $267,990 Zillow
• 2025-11-07 Price Changed $279,990 Zillow
• 2025-11-07 Price Changed $267,990 Zillow
• 2025-03-19 Listed $279,990 Zillow