Olsen Plan · Omaha, NE 68007

$319,990

4 bd · 3.0 ba · 2,199 sqft · SingleFamily · 772 Days on market

Good condition ↓ 1% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.2/10.0
• Cash flow +6.1/30.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your new home awaits in the Majestic Pointe community in Bennington, Ne. The Olsen floor plan is a ranch-style home featuring 3 bedrooms, 3 bathrooms, and 1,410 sq. ft. of living space with a finished basement. As you enter from the front door, the foyer opens to a spacious entryway overlooking the stairs to the lower level. Across from the stairs, you'll find the laundry room, guest bathroom, and a generously sized bedroom. Continuing down the foyer, two closets for coats and linens lead to the heart of the home. The kitchen features white cabinetry, quartz countertops, stainless steel appliances, and a large island with seating, flowing into the dining and living areas for easy entertaining. At the rear, a full-panel glass door and large window lead to the covered patio, perfect for morning coffee or evening relaxation. The primary bedroom includes an en-suite bath with a separate water closet and walk-in closet. The finished basement offers an additional bedroom, a bathroom, a spacious rec room, and two large storage rooms. Make the Olsen floor plan your new home in the Majestic Pointe community!

Key facts

• Quartz countertops
• Finished basement
• 2 garage spots

Tags

• FINISHED BASEMENT
• QUARTZ COUNTERTOPS
• PRIMARY BEDROOM WALK-IN CLOSET
• SMART HOME TECHNOLOGY

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $417,427.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-776 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.6% below list).
• Recommended offer: $267k (16.6% 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.
• 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.
• Zoned schools: Pine Creek Elementary (math 77% / reading 74%, grade A, #18 of 502 statewide, top 3%, 578 students, 8% FRL); Bennington High School (math 66% / reading 70%, grade B, #21 of 261 statewide, top 8%, 1,002 students, 14% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 543 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 772 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,972 (16.6% 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 772 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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $417,427
• List price: $319,990
• Delta: -23.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17030 Craig St	0.16mi	4/3.0	2,191 (-0%)	1mo	$339,990	$155	91
17060 Craig St	0.17mi	4/2.5	2,053 (-7%)	2mo	$415,990	$203	78
8539 N 169th St	0.37mi	4/2.5	2,310 (+5%)	2mo	$450,000	$195	71
17019 Craig St	0.20mi	4/3.5	2,452 (+12%)	1mo	$419,990	$171	68
16330 Davidson St	0.56mi	4/2.0	2,191 (-0%)	2mo	$384,990	$176	68
16417 Davidson St	0.48mi	4/2.5	2,053 (-7%)	2mo	$357,990	$174	63
16317 Davidson St	0.57mi	4/2.5	2,053 (-7%)	0mo	$369,990	$180	60
16325 Davidson St	0.55mi	4/2.5	2,053 (-7%)	1mo	$372,990	$182	60
7165 N 167th St	0.60mi	3/1.5 (-1)	2,199 (0%)	1mo	$388,000	$176	60
16501 Bondesson St	0.59mi	4/2.5	2,053 (-7%)	1mo	$368,990	$180	59
16301 Davidson St	0.61mi	4/2.5	2,053 (-7%)	1mo	$349,990	$170	58
7409 N 176 Ave	0.73mi	4/2.5	2,310 (+5%)	2mo	$472,900	$205	54

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: -27.1%
• Equity multiple: 0.07×
• Total profit: $-109,044
• Equity at exit: $62,240

10-year hold

• IRR: -17.2%
• Equity multiple: -0.06×
• Total profit: $-123,755
• Equity at exit: $36,091

Cash invested: $116,880 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 48 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $409,990 ($180/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 68007

• Home prices YoY: -19.4%
• Rents YoY: 5.9%
• Active inventory: 543
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$2,189
• Tax est. 1.5%: −$522 /mo · $6,261/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-776

Break-even live

Break-even rent $3,652

Max offer price $305,187

Occupancy floor —

Sensitivity live

Price	-10% $-487	-5% $-631	+0% $-776	+5% $-920	+10% $-1,064
Rent	-10% $-987	-5% $-881	+0% $-776	+5% $-670	+10% $-565
Rate	-1.0pp $-565	-0.5pp $-669	base $-776	+0.5pp $-884	+1.0pp $-994

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: $104,357
• Closing costs: $12,523
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7308 N 167th Ave Bennington, NE	4.0	3.0	2213	$3,000	$1.36	15d	1	0.48mi
7308 N 167th Ave Bennington, NE	4.0	3.0	2213	$3,000	$1.36	25d	1	0.48mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,099	$1.92	15d	1	0.56mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	73d	1	0.57mi
8903 N 167th St Bennington, NE	3.0	2.5	1511	$2,350	$1.56	25d	1	0.60mi
8825 N 161st Ave Bennington, NE	3.0	3.0	1836	$2,500	$1.36	15d	1	0.84mi
16251 Sandstone Plz Omaha, NE	2.0–3.0	2.0–2.5	1303	$2,400	$1.84	15d	9	1.00mi
6220 N 160th Ave Omaha, NE	1.0–3.0	1.0–2.0	1175	$2,505	$2.13	15d	8	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $319,990 Active 772 DOM
2. 2026-08-07
   days on market $319,990 Active 771 DOM
3. 2026-08-06
   days on market $319,990 Active 770 DOM
4. 2026-08-05
   days on market $319,990 Active 769 DOM
5. 2026-08-04
   days on market $319,990 Active 768 DOM
6. 2026-08-03
   days on market $319,990 Active 767 DOM
7. 2026-07-31
   days on market $319,990 Active 764 DOM
8. 2026-07-30
   days on market $319,990 Active 763 DOM
9. 2026-07-30
   days on market $319,990 Active 762 DOM
10. 2026-07-28
    days on market $319,990 Active 761 DOM
11. 2026-07-26
    days on market $319,990 Active 759 DOM
12. 2026-07-24
    days on market $319,990 Active 757 DOM
13. 2026-07-23
    days on market $319,990 Active 756 DOM
14. 2026-07-22
    days on market $319,990 Active 755 DOM
15. 2026-07-21
    days on market $319,990 Active 754 DOM
16. 2026-07-20
    days on market $319,990 Active 753 DOM
17. 2026-07-19
    days on market $319,990 Active 751 DOM
18. 2026-07-18
    days on market $319,990 Active 750 DOM
19. 2026-07-16
    days on market $319,990 Active 749 DOM
20. 2026-07-15
    days on market $319,990 Active 748 DOM
21. 2026-07-14
    days on market $319,990 Active 747 DOM
22. 2026-07-13
    days on market $319,990 Active 746 DOM
23. 2026-07-13
    days on market $319,990 Active 745 DOM
24. 2026-07-11
    days on market $319,990 Active 744 DOM
25. 2026-07-10
    days on market $319,990 Active 743 DOM
26. 2026-07-09
    days on market $319,990 Active 742 DOM
27. 2026-07-07
    days on market $319,990 Active 740 DOM
28. 2026-07-06
    days on market $319,990 Active 739 DOM
29. 2026-07-05
    days on market $319,990 Active 738 DOM
30. 2026-07-03
    days on market $319,990 Active 736 DOM
31. 2026-07-02
    pricedays on market $319,990 Active 735 DOM
32. 2026-07-01
    days on market $329,990 Active 734 DOM
33. 2026-06-30
    days on market $329,990 Active 733 DOM
34. 2026-06-29
    days on market $329,990 Active 732 DOM
35. 2026-06-28
    days on market $329,990 Active 731 DOM
36. 2026-06-28
    days on market $329,990 Active 730 DOM
37. 2026-06-27
    days on market $329,990 Active 729 DOM
38. 2026-06-25
    days on market $329,990 Active 727 DOM
39. 2026-06-22
    days on market $329,990 Active 725 DOM
40. 2026-06-22
    days on market $329,990 Active 724 DOM
41. 2026-06-18
    days on market $329,990 Active 721 DOM
42. 2026-06-17
    days on market $329,990 Active 720 DOM
43. 2026-06-16
    days on market $329,990 Active 719 DOM
44. 2026-06-15
    days on market $329,990 Active 718 DOM
45. 2026-06-13
    days on market $329,990 Active 716 DOM
46. 2026-06-13
    days on market $329,990 Active 715 DOM
47. 2026-06-10
    days on market $329,990 Active 713 DOM
48. 2026-06-09
    days on market $329,990 Active 712 DOM
49. 2026-06-08
    days on market $329,990 Active 711 DOM
50. 2026-06-07
    days on market $329,990 Active 710 DOM

ⓘ 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: $32,037
• − Mortgage interest: −$23,382
• − Property taxes: −$6,261
• − Insurance: −$2,087
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$12,143
• Taxable loss: −$16,963
• Est. tax savings @ 24.0%: +$4,071
• After-tax cash flow: $-5,237/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,995–$32,985 screening

This well-maintained single-family home in the Majestic Pointe community is ready for move-in. It features a spacious layout with a finished basement, modern finishes, and a good condition score.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 72/100

Zoned Schools

Elementary Pine Creek Elementary A NE #18/502 Nat'l #2,011/41,679 Middle Bennington South Middle School High Bennington High School B NE #21/261 Nat'l #2,439/17,239

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

A Composite livability gradescore 84/100

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 · 625,245 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: 3% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

-1.5% since first listed

4 events — show timeline

• 2026-02-11 Price Changed $329,990 Zillow
• 2026-01-24 Price Changed $324,990 Zillow
• 2025-11-07 Price Changed $319,990 Zillow
• 2024-06-27 Listed $334,990 Zillow