613 S 180 Ave · Omaha, NE 68022

$419,900

3 bd · 2.5 ba · 2,285 sqft · Other public records · 29 Days on market

Built 2005 8,712 sqft lot $184/sqft · 38% above area Est $495k · 15% 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 +14.3/15.0
• Schools +6.9/10.0
• Cash flow +6.5/30.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1.5 story in The Grove! Conveniently located next to Dodge Street and Village Pointe. This 3 BR, 3 bath home is move-in ready! Wood floors on the main, fresh interior & exterior paint. Open floor plan with eat-in kitchen. Quartz center island & SS appliances. Master suite on main floor has heated floor, double sinks & large walk-in closet. 2 upstairs bedrooms are joined by jack and jill bath. Large open basement ready to make your own!

Key facts

• Walk-in closet
• 3 fireplaces
• Dedicated office

Tags

• MULTIPLE LIVING SPACES
• 3 FIREPLACES
• LARGE PRIMARY SUITE
• WALK-IN CLOSET
• DEDICATED OFFICE
• JACK-AND-JILL BATHROOM

Property features AI

Exterior

• Parking: Attached garage with two covered/build-in spaces (2 total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story home; Not new (built in 2005); Approximately 3,726 total square feet with about 2,365 above grade and 1,361 finished below grade
• Construction: Concrete perimeter foundation; Built in 2005
• Exterior features: Porch and patio; Full wood fencing; Lot approximately 0.2 acres (about 135 x 64)

Interior

• Bedrooms: Primary bedroom on the main floor; Second and third bedrooms on the second floor; Fourth bedroom in the basement
• Bathrooms: Four total bathrooms: two full, one three-quarter, and one half; Two bathrooms on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement with egress and additional windows; Three fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $420k.

Deal economics

• At list price, monthly cash flow is $-713 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (34.9% below list).
• Recommended offer: $273k (34.9% below list) — sets the bar for 1% rule.

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.
• Elkhorn Public Schools (urban): math 77% / reading 76% proficiency, ranked #1 of 111 in NE (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Spring Ridge Elementary (math 77% / reading 84%, grade A+, #7 of 502 statewide, top 1%, 502 students, 6% FRL); Elkhorn Ridge Middle School (math 76% / reading 74%, grade A, #3 of 128 statewide, top 2%, 545 students, 5% FRL); Elkhorn South High School (math 85% / reading 83%, grade A, #1 of 261 statewide, top 0%, 1,428 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 793 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $13k 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 29 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $257k; list at $420k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $273,160 (34.9% 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: 0.65% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.28%
• DSCR: 0.68
• GRM: 12.8

CMA / ARV

• ARV (median comp): $494,865
• List price: $419,900
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.06×
• Total profit: $-109,954
• Equity at exit: $62,608

10-year hold

• IRR: -22.0%
• Equity multiple: -0.19×
• Total profit: $-139,491
• Equity at exit: $36,305

Cash invested: $117,572 (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 68022

• Home prices YoY: -33.9%
• Rents YoY: 4.2%
• Active inventory: 793
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$494 /mo · $5,928/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-713

Break-even live

Break-even rent $3,634

Max offer price $293,942

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18224 Harney St Elkhorn, NE	4.0	4.0	2479	$3,200	$1.29	14d	1	0.32mi
19261 Marcy Ct Elkhorn, NE	1.0–3.0	1.0–2.0	1149	$2,595	$2.26	44d	6	1.04mi
1010 N 192nd St Elkhorn, NE	3.0	1.0–2.5	1135	$2,195	$1.93	3d	19	1.46mi
217 N 163rd St Omaha, NE	4.0	2.5	2500	$2,500	$1.00	24d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $419,900 Active 29 DOM
2. 2026-06-17
   days on market $419,900 Active 28 DOM
3. 2026-06-16
   days on market $419,900 Active 27 DOM
4. 2026-06-15
   price $419,900 Active 26 DOM
5. 2026-06-15
   days on market $429,900 Active 26 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   days on market $429,900 Active 24 DOM
8. 2026-06-10
   days on market $429,900 Active 21 DOM
9. 2026-06-09
   days on market $429,900 Active 20 DOM
10. 2026-06-08
    days on market $429,900 Active 19 DOM
11. 2026-06-07
    days on market $429,900 Active 18 DOM
12. 2026-06-03
    days on market $429,900 Active 14 DOM
13. 2026-06-03
    days on market $429,900 Active 13 DOM
14. 2026-06-01
    days on market $429,900 Active 12 DOM
15. 2026-05-31
    days on market $429,900 Active 11 DOM
16. 2026-04-07
    listed $439,900 New 1060-char remark
17. 2015-09-23
    soldstatus $257,000
18. 2015-09-18
    soldstatus $257,000 Sold 461-char remark

    Show marketing remark (461 chars)

    Beautiful 1.5 story in The Grove! Conveniently located next to Dodge Street and Village Pointe. This 3 BR, 3 bath home is move-in ready! Wood floors on the main, fresh interior & exterior paint. Open floor plan with eat-in kitchen. Quartz center island & SS appliances. Master suite on main floor has heated floor, double sinks & large walk-in closet. 2 upstairs bedrooms are joined by jack and jill bath. Large open basement ready to make your own!

19. 2015-08-24
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Beautiful 1.5 story in The Grove! Conveniently located next to Dodge Street and Village Pointe. This 3 BR, 3 bath home is move-in ready! Wood floors on the main, fresh interior & exterior paint. Open floor plan with eat-in kitchen. Quartz center island & SS appliances. Master suite on main floor has heated floor, double sinks & large walk-in closet. 2 upstairs bedrooms are joined by jack and jill bath. Large open basement ready to make your own!

20. 2015-08-18
    price $262,000 461-char remark

    Show marketing remark (461 chars)

    Beautiful 1.5 story in The Grove! Conveniently located next to Dodge Street and Village Pointe. This 3 BR, 3 bath home is move-in ready! Wood floors on the main, fresh interior & exterior paint. Open floor plan with eat-in kitchen. Quartz center island & SS appliances. Master suite on main floor has heated floor, double sinks & large walk-in closet. 2 upstairs bedrooms are joined by jack and jill bath. Large open basement ready to make your own!

21. 2015-07-28
    listed $269,000 Active - New 461-char remark

    Show marketing remark (461 chars)

    Beautiful 1.5 story in The Grove! Conveniently located next to Dodge Street and Village Pointe. This 3 BR, 3 bath home is move-in ready! Wood floors on the main, fresh interior & exterior paint. Open floor plan with eat-in kitchen. Quartz center island & SS appliances. Master suite on main floor has heated floor, double sinks & large walk-in closet. 2 upstairs bedrooms are joined by jack and jill bath. Large open basement ready to make your own!

22. 2015-07-27
    historical
23. 2015-07-23
    listed $269,000 Active - New
24. 2007-10-22
    soldstatus $224,000
25. 2007-10-18
    soldstatus $224,000
26. 2007-08-31
    historical
27. 2007-07-23
    listed $230,000
28. 2006-03-25
    historical
29. 2006-01-05
    listed $259,780

ⓘ 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: $5,928 · $494/mo
• Projected year-2 tax: $7,264 · $605/mo
• Expected delta: +$1,336/yr (+$111/mo · 22.5%)

ⓘ 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: $32,779
• − Mortgage interest: −$23,521
• − Property taxes: −$5,928
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$12,215
• Taxable loss: −$16,229
• Est. tax savings @ 24.0%: +$3,895
• After-tax cash flow: $-4,661/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: Elkhorn Public Schools
• NCES district ID: 3170110
• Math proficiency: 77% ▼ -7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $96,478
• Composite: 69.21/100
• National rank: #318
• State rank: #1 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): 36,538
• Household income: $148,111
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 651.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Portuguese 3% Romanian 3% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% Other Asian/Pacific 1% Spanish 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: ▼ -102.67%
• Current HPI: 200.1245
• Rent YoY: ▲ 4.25%
• 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

+61.6% since first listed

17 events — show timeline

• 2026-06-15 Price Changed $419,900 GPRMLS
• 2026-05-20 Listing Removed — GPRMLS
• 2026-05-19 Listed $429,900 GPRMLS
• 2026-04-07 Listed $439,900 GPRMLS
• 2015-09-23 Sold (Public Records) $257,000 Public Records
• 2015-09-18 Sold (MLS) $257,000 GPRMLS
• 2015-08-24 Pending — GPRMLS
• 2015-08-18 Price Changed $262,000 GPRMLS
• 2015-07-28 Listed $269,000 GPRMLS
• 2015-07-27 Listing Removed — GPRMLS
• 2015-07-23 Listed $269,000 GPRMLS
• 2007-10-22 Sold (Public Records) $224,000 Public Records
• 2007-10-18 Sold (MLS) $224,000 GPRMLS
• 2007-08-31 Listing Removed — GPRMLS
• 2007-07-23 Listed $230,000 GPRMLS
• 2006-03-25 Listing Removed — GPRMLS
• 2006-01-05 Listed $259,780 GPRMLS

Property tax history

-0.5%/yr

Latest (2025): $5,928 · +5.5% YoY. Source: county tax records.