14968 Weir Plz Unit 20-A · Omaha, NE 68137

$240,000

3 bd · 2.5 ba · 1,720 sqft · Condo public records · 68 Days on market

Built 1978 $140/sqft · 20% above area Est $271k · 11% under $378/mo HOA · 18% of rent ↓ 9% 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).

• ARV discount +12.6/15.0
• Cash flow +7.6/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you can use your imagination and creativity, this home is FULL of possibilities! Carpet and paint is all she needs to bring her back to being the grand castle that she is! This home is so much bigger than it looks from the outside and although a previous owner used color and patterns to match their personality, it would be so incredibly easy to bring it back to a contemporary and luxurious vibe. With over 2300 square feet, two-story ceilings, a grand fireplace, and a beautiful deck overlooking the pool, I guarantee you will be pleasantly surprised when you walk through this one. Primary bedroom suite offers its own bathroom and his and her walk-in closets. One of the most important decisions will be who gets the bigger one! Also includes main floor laundry and a workshop in the basement. HOA includes insurance (studs out), pool access, lawn care, snow removal, and exterior maintenance. So if you're ready to sell your lawn mower and lay by the pool this summer instead, view it today!

Key facts

• Beautiful deck
• Grand fireplace
• Main floor laundry

Tags

• GRAND FIREPLACE
• BEAUTIFUL DECK
• PRIMARY BEDROOM SUITE
• HIS AND HER WALK-IN CLOSETS
• MAIN FLOOR LAUNDRY
• WORKSHOP IN THE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (14.7% below list).
• Recommended offer: $190k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Zoned schools: Bryan Elementary School (math 37% / reading 42%, grade F, #346 of 502 statewide, top 74%, 381 students, 57% FRL); Millard Central Middle School (math 39% / reading 41%, grade F, #84 of 128 statewide, top 65%, 825 students, 47% FRL); Millard South High School (math 51% / reading 54%, grade C-, #97 of 261 statewide, top 37%, 2,607 students, 36% FRL) — zoned schools average 47% FRL vs 13% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 44% at this address vs 59% district-wide (-15 pts) — the specific schools serving this property underperform the Millard Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 68 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $189,997 (20.8% 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 68 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 9.8

CMA / ARV

• ARV (median comp): $270,554
• List price: $240,000
• Delta: -11.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.17×
• Total profit: $-55,538
• Equity at exit: $35,785

10-year hold

• IRR: -17.2%
• Equity multiple: 0.02×
• Total profit: $-65,860
• Equity at exit: $20,751

Cash invested: $67,200 (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 68137

• Rents YoY: 3.6%
• Active inventory: 114
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$100
• HOA: −$378
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-283

Break-even live

Break-even rent $2,405

Max offer price $189,997

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-215	+0% $-283	+5% $-351	+10% $-419
Rent	-10% $-445	-5% $-364	+0% $-283	+5% $-202	+10% $-121
Rate	-1.0pp $-162	-0.5pp $-222	base $-283	+0.5pp $-345	+1.0pp $-409

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5723 S 152nd Avenue Cir Omaha, NE	3.0	3.0	1866	$2,100	$1.13	45d	1	0.46mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	4d	12	0.53mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	4d	10	0.66mi
5716 S 136th St Omaha, NE	3.0	2.5	1949	$2,200	$1.13	5d	1	1.23mi
7106 S 145th St Omaha, NE	4.0	3.0	1720	$2,100	$1.22	16d	1	1.27mi
16536 Washington St Omaha, NE	4.0	3.0	1994	$2,700	$1.35	23d	1	1.45mi

HOA detail condo

• Monthly dues: $378 · $4,536/yr
• Likely covers: landscapingsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $240,000 Active 68 DOM
2. 2026-06-18
   days on market $240,000 Active 65 DOM
3. 2026-06-17
   days on market $240,000 Active 64 DOM
4. 2026-06-16
   days on market $240,000 Active 63 DOM
5. 2026-06-15
   days on market $240,000 Active 62 DOM
6. 2026-06-13
   days on market $240,000 Active 60 DOM
7. 2026-06-10
   days on market $240,000 Active 57 DOM
8. 2026-06-09
   days on market $240,000 Active 56 DOM
9. 2026-06-08
   days on market $240,000 Active 55 DOM
10. 2026-06-07
    days on market $240,000 Active 54 DOM
11. 2026-06-05
    days on market $240,000 Active 51 DOM
12. 2026-06-03
    days on market $240,000 Active 50 DOM
13. 2026-06-03
    days on market $240,000 Active 49 DOM
14. 2026-06-01
    days on market $240,000 Active 48 DOM
15. 2026-05-31
    days on market $240,000 Active 47 DOM
16. 2026-05-18
    price $240,000 1000-char remark

    Show marketing remark (1000 chars)

    If you can use your imagination and creativity, this home is FULL of possibilities! Carpet and paint is all she needs to bring her back to being the grand castle that she is! This home is so much bigger than it looks from the outside and although a previous owner used color and patterns to match their personality, it would be so incredibly easy to bring it back to a contemporary and luxurious vibe. With over 2300 square feet, two-story ceilings, a grand fireplace, and a beautiful deck overlooking the pool, I guarantee you will be pleasantly surprised when you walk through this one. Primary bedroom suite offers its own bathroom and his and her walk-in closets. One of the most important decisions will be who gets the bigger one! Also includes main floor laundry and a workshop in the basement. HOA includes insurance (studs out), pool access, lawn care, snow removal, and exterior maintenance. So if you're ready to sell your lawn mower and lay by the pool this summer instead, view it today!

17. 2026-04-15
    listed $249,000 New 1000-char remark

    Show marketing remark (1000 chars)

    If you can use your imagination and creativity, this home is FULL of possibilities! Carpet and paint is all she needs to bring her back to being the grand castle that she is! This home is so much bigger than it looks from the outside and although a previous owner used color and patterns to match their personality, it would be so incredibly easy to bring it back to a contemporary and luxurious vibe. With over 2300 square feet, two-story ceilings, a grand fireplace, and a beautiful deck overlooking the pool, I guarantee you will be pleasantly surprised when you walk through this one. Primary bedroom suite offers its own bathroom and his and her walk-in closets. One of the most important decisions will be who gets the bigger one! Also includes main floor laundry and a workshop in the basement. HOA includes insurance (studs out), pool access, lawn care, snow removal, and exterior maintenance. So if you're ready to sell your lawn mower and lay by the pool this summer instead, view it today!

18. 2026-04-15
    historical

    Show marketing remark (1000 chars)

    If you can use your imagination and creativity, this home is FULL of possibilities! Carpet and paint is all she needs to bring her back to being the grand castle that she is! This home is so much bigger than it looks from the outside and although a previous owner used color and patterns to match their personality, it would be so incredibly easy to bring it back to a contemporary and luxurious vibe. With over 2300 square feet, two-story ceilings, a grand fireplace, and a beautiful deck overlooking the pool, I guarantee you will be pleasantly surprised when you walk through this one. Primary bedroom suite offers its own bathroom and his and her walk-in closets. One of the most important decisions will be who gets the bigger one! Also includes main floor laundry and a workshop in the basement. HOA includes insurance (studs out), pool access, lawn care, snow removal, and exterior maintenance. So if you're ready to sell your lawn mower and lay by the pool this summer instead, view it today!

19. 2026-03-23
    listed $250,000 New
20. 2021-11-22
    soldstatus $250,000
21. 2021-11-19
    soldstatus $250,000 Sold
22. 2021-10-13
    status Pending
23. 2021-10-07
    price $249,900
24. 2021-09-14
    listed $265,000 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: $1,958 · $163/mo
• Projected year-2 tax: $4,152 · $346/mo
• Expected delta: +$2,194/yr (+$183/mo · 112.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,557
• − Mortgage interest: −$13,444
• − Property taxes: −$1,958
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$4,536
• − Depreciation: −$6,982
• Taxable loss: −$7,491
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $-1,599/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): 24,277
• Household income: $80,739
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 728.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Other Indo-European 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: ▼ -240.79%
• Current HPI: 231.568
• Rent YoY: ▲ 3.58%
• 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

-9.4% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $240,000 GPRMLS
• 2026-04-15 Listing Removed — GPRMLS
• 2026-04-15 Listed $249,000 GPRMLS
• 2026-03-23 Listed $250,000 GPRMLS
• 2021-11-22 Sold (Public Records) $250,000 Public Records
• 2021-11-19 Sold (MLS) $250,000 GPRMLS
• 2021-10-13 Pending — GPRMLS
• 2021-10-07 Price Changed $249,900 GPRMLS
• 2021-09-14 Listed $265,000 GPRMLS

Property tax history

-2.3%/yr

Latest (2025): $1,958 · +30.0% YoY. Source: county tax records.