FREMONT Plan · Omaha, NE 68136

$354,990

4 bd · 3.0 ba · 1,994 sqft · SingleFamily · 351 Days on market

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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
• Cash flow +6.1/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

Key facts

• 2 garage spots
• Listed 351 days

🏗️ New construction. The $354,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $407,027.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (26.8% below list).
• Recommended offer: $260k (26.8% 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.
• Gretna Public Schools (suburban): math 64% / reading 64% proficiency, ranked #6 of 111 in NE (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 251 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,612 units permitted in Sarpy County in 2024 (364 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 $12k of value loss. Plan a longer hold.
• Sarpy County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,937 (26.8% 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 351 days. Have you received any prior offers? Is the seller open to a 27% 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: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $407,027
• List price: $354,990
• Delta: -12.78%
• 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
18487 Greenfield St	0.40mi	4/3.0	1,994 (0%)	1mo	$329,990	$165	81
18491 Greenfield St	0.40mi	4/3.0	1,994 (0%)	1mo	$342,990	$172	81
8828 S 185th St	0.40mi	4/3.0	1,994 (0%)	2mo	$329,990	$165	79
8507 S 184th Ave	0.16mi	4/2.5	2,191 (+10%)	2mo	$374,990	$171	72
8509 S 184th Ter	0.22mi	4/2.5	2,191 (+10%)	1mo	$399,990	$183	70
8504 S 184th Ter	0.25mi	4/2.5	2,191 (+10%)	0mo	$398,990	$182	70
8521 S 179 St	0.28mi	3/2.5 (-1)	1,870 (-6%)	2mo	$369,900	$198	68
18713 Briar St	0.52mi	4/2.0	2,119 (+6%)	1mo	$369,000	$174	61
8006 S 190th St	0.67mi	3/3.0 (-1)	2,070 (+4%)	0mo	$355,000	$171	57
18621 Willow St	0.64mi	4/2.5	2,133 (+7%)	1mo	$430,000	$202	56
18028 Lillian St	0.74mi	4/2.5	1,909 (-4%)	2mo	$362,000	$190	55
8108 S 190 St	0.62mi	3/3.0 (-1)	2,178 (+9%)	1mo	$370,000	$170	50

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.02×
• Total profit: $-111,319
• Equity at exit: $60,689

10-year hold

• IRR: -25.1%
• Equity multiple: -0.29×
• Total profit: $-146,619
• Equity at exit: $35,192

Cash invested: $113,967 (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 68136

• Home prices YoY: -5.2%
• Rents YoY: 4.1%
• Active inventory: 251
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$2,134
• Tax est. 1.5%: −$509 /mo · $6,105/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-759

Break-even live

Break-even rent $3,561

Max offer price $297,145

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: $101,757
• Closing costs: $12,211
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18217 Cary St Omaha, NE	3.0	1.0–2.0	1031	$2,625	$2.54	2d	94	0.16mi
18906 Birch Ave Omaha, NE	3.0	2.0	1621	$2,300	$1.42	10d	1	0.54mi
17510 Robin Dr Omaha, NE	3.0	3.0	2201	$2,900	$1.32	2d	1	0.61mi
18002 Margo St Omaha, NE	3.0	2.0	1643	$2,200	$1.34	43d	1	0.69mi
8121 S 198th Ave Gretna, NE	3.0	3.0	1982	$2,650	$1.34	43d	1	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $354,990 Active 351 DOM
2. 2026-06-17
   days on market $354,990 Active 350 DOM
3. 2026-06-16
   days on market $354,990 Active 349 DOM
4. 2026-06-15
   days on market $354,990 Active 348 DOM
5. 2026-06-13
   days on market $354,990 Active 346 DOM
6. 2026-06-10
   days on market $354,990 Active 343 DOM
7. 2026-06-09
   days on market $354,990 Active 342 DOM
8. 2026-06-08
   days on market $354,990 Active 341 DOM
9. 2026-06-07
   days on market $354,990 Active 340 DOM
10. 2026-06-03
    days on market $354,990 Active 336 DOM
11. 2026-06-03
    days on market $354,990 Active 335 DOM
12. 2026-06-01
    days on market $354,990 Active 334 DOM
13. 2026-05-31
    days on market $354,990 Active 333 DOM
14. 2026-04-24
    price $354,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

15. 2026-04-10
    price $351,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

16. 2026-02-11
    price $349,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

17. 2026-01-24
    price $344,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

18. 2025-11-07
    price $334,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

19. 2025-11-07
    price $344,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

20. 2025-11-07
    price $334,990 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

21. 2025-07-02
    listed $344,990 Active 1414-char remark

    Show marketing remark (1414 chars)

    Step into the Fremont floor plan in Windsor West South in Omaha, Ne, a split-level home offering space, functionality, and style. This 4 bedroom, 3 bathroom home with a 2-car garage provides 1,994 sq. ft. of living space. Upon entering and heading up a half-flight of stairs, you're greeted by vaulted ceilings and an open-concept layout that flows seamlessly from one room to the next. The heart of the home features a spacious kitchen with white cabinetry, sleek quartz countertops, stainless steel appliances, and a full pantry, offering plenty of space for both meal prep and entertaining. The kitchen overlooks the living and dining areas, which are enhanced by large windows for abundant natural light and an electric fireplace that adds both style and warmth. The dining area opens to a back deck through sliding glass doors, creating easy indoor-outdoor living. Down the hallway are two secondary bedrooms with equal-sized closets and a shared full bathroom. The large primary bedroom is located across the hall, featuring an ensuite bathroom and a walk-in closet. The finished lower level includes a bright rec room with daylight windows, a fourth bedroom, another full bathroom, and a spacious laundry room with linen closet. The Fremont floor plan offers comfort for everyday living and plenty of room for hosting family and friends. Contact us today to learn more about this home in Windsor West South!

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

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 · 15 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: $31,192
• − Mortgage interest: −$22,800
• − Property taxes: −$6,105
• − Insurance: −$2,035
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$11,841
• Taxable loss: −$16,579
• Est. tax savings @ 24.0%: +$3,979
• After-tax cash flow: $-5,133/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: Gretna Public Schools
• NCES district ID: 3171220
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 64% ▼ -4.00%
• Median HH income: $89,845
• Composite: 58.21/100
• National rank: #1023
• State rank: #6 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: Sarpy County · 161,202 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 22,163
• Household income: $133,472
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 166.0

Population outlook (Sarpy County) Hauer SSP2

• Today (2025): 211,769 people
• By 2030: 229,365 · +8.3%
• By 2040: 264,122 · +24.7%
• By 2050: 298,087 · +40.8%
• By 2075: 381,667 · +80.2%
• By 2100: 448,180 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 6% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Portuguese 2% Italian 2%
• Foreign-born: 7% · Vietnam, Canada, China
• Languages at home: 91% English-only · Vietnamese 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Sarpy

• 2024 margin: R (+11.7) · D 43.5% · R 55.2% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -15.9pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+11.2 2016: R+21.8 2012: R+23.6 2008: R+15.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.33%
• Current HPI: 226.8096
• Rent YoY: ▲ 4.12%
• 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

+2.9% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $354,990 Zillow
• 2026-04-10 Price Changed $351,990 Zillow
• 2026-02-11 Price Changed $349,990 Zillow
• 2026-01-24 Price Changed $344,990 Zillow
• 2025-11-07 Price Changed $334,990 Zillow
• 2025-11-07 Price Changed $344,990 Zillow
• 2025-11-07 Price Changed $334,990 Zillow
• 2025-07-02 Listed $344,990 Zillow