16510 Clay St · Omaha, NE 68007

$335,990

3 bd · 2.5 ba · 1,498 sqft · Other · 48 Days on market

Built 2026 6,970 sqft lot $224/sqft · 16% below area Est $398k · 16% under $20/mo HOA · 1% of rent

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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 +14.5/15.0
• Cash flow +6.6/30.0
• Schools +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Hamilton in The Hill - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package—plus an unfinished basement for future expansion. Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

Key facts

• Large windows
• Ample counter space
• Generous island

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• AMPLE COUNTER SPACE
• LARGE WINDOWS
• COZY ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $336k.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (32.7% below list).
• Recommended offer: $226k (32.7% 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: Bennington Elementary School (math 77% / reading 72%, grade A, #20 of 502 statewide, top 5%, 403 students, 17% FRL); Bennington High School (math 66% / reading 70%, grade B, #21 of 261 statewide, top 8%, 1,002 students, 14% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $10k 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 48 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,196 (32.7% 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 48 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $398,202
• List price: $335,990
• Delta: -15.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.12×
• Total profit: $-83,004
• Equity at exit: $50,097

10-year hold

• IRR: -14.6%
• Equity multiple: 0.06×
• Total profit: $-88,249
• Equity at exit: $29,050

Cash invested: $94,077 (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: 464
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,040/yr
• Insurance: −$140
• HOA: −$20
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-555

Break-even live

Break-even rent $2,964

Max offer price $255,680

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-439	+0% $-555	+5% $-671	+10% $-787
Rent	-10% $-734	-5% $-644	+0% $-555	+5% $-466	+10% $-376
Rate	-1.0pp $-386	-0.5pp $-470	base $-555	+0.5pp $-642	+1.0pp $-731

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: $83,998
• Closing costs: $10,080
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	3d	1	0.16mi
15840 Clay Plz Bennington, NE	2.0	1.0–2.0	891	$1,725	$1.94	3d	16	0.53mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	3d	1	0.80mi
15304 Bondesson St Bennington, NE	3.0	2.0	1256	$2,000	$1.59	23d	1	0.86mi
15303 Willit St Bennington, NE	3.0	2.0	1345	$2,200	$1.64	45d	1	0.97mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: electric

Listing history 3 events

1. 2026-05-07
   status Pending 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to the Hamilton in The Hill - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package—plus an unfinished basement for future expansion. Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

2. 2026-03-20
   listed $335,990 New 1004-char remark

   Show marketing remark (1004 chars)

   Welcome to the Hamilton in The Hill - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package—plus an unfinished basement for future expansion. Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

3. 2026-02-04
   soldstatus $996,053

ⓘ 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: $27,144
• − Mortgage interest: −$18,821
• − Property taxes: −$5,040
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$240
• − Depreciation: −$9,774
• Taxable loss: −$12,754
• Est. tax savings @ 24.0%: +$3,061
• After-tax cash flow: $-3,599/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: 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

-66.3% since first listed

3 events — show timeline

• 2026-05-07 Pending — GPRMLS
• 2026-03-20 Listed $335,990 GPRMLS
• 2026-02-04 Sold (Public Records) $996,053 Public Records

Property tax history

+318.1%/yr

Latest (2025): $518 · +28.6% YoY. Source: county tax records.