17519 Greenleaf St · Omaha, NE 68136

$334,255

3 bd · 3.0 ba · 1,709 sqft · SingleFamily

Built 2026 6,000 sqft lot $195/mo HOA · 8% of rent ↓ 16% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Silverton by Hallmark Homes Element Series in Gretna's Windsor East subdivision. Every Hallmark Home includes Quartz Countertops, GE Stainless Steel appliances, Moen plumbing fixtures, Luxury Vinyl Plank flooring, PureColor Carpet, 5-1/2" Base Trim, 2x6 Framed Exterior Walls, Stone on exterior and Sod w/ Sprinkler System! Tons of options to choose from! 1 Year New Home Warranty included.

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $334,255 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $338,382.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (23.6% below list).
• Recommended offer: $255k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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.
• Zoned schools: Whitetail Creek Elementary (math 72% / reading 72%, grade A-, #27 of 502 statewide, top 7%, 538 students, 6% FRL); Aspen Creek Middle School (math 65% / reading 63%, grade B+, #12 of 128 statewide, top 9%, 777 students, 9% FRL); Gretna High School (math 63% / reading 64%, grade B-, #37 of 261 statewide, top 14%, 1,729 students, 11% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 255 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); 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 $2k of loan paydown is wiped out by about $10k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $121k; list at $334k implies a 176% gain — meaningful room to come down on a strong offer.

Recommended offer $255,234 (23.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $338,382
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8620 S 177 Ave	0.44mi	3/3.0	1,761 (+3%)	5mo	$364,605	$207	70
8628 S 177 Ave	0.47mi	3/3.0	1,640 (-4%)	5mo	$360,966	$220	68
8521 S 179 St	0.43mi	3/2.5	1,870 (+9%)	2mo	$369,900	$198	61
18207 Margo St	0.72mi	3/2.0	1,685 (-1%)	3mo	$306,000	$182	57
8623 S 178 St	0.43mi	3/2.5	1,507 (-12%)	2mo	$398,247	$264	57
8629 S 177 Ave	0.48mi	3/2.5	1,533 (-10%)	5mo	$405,902	$265	54
17704 Josephine St	0.72mi	3/2.0	1,817 (+6%)	3mo	$300,000	$165	50
17733 Lillian St	0.59mi	3/2.0	1,488 (-13%)	2mo	$275,000	$185	45
7520 S 180th Ave	0.62mi	3/2.5	1,476 (-14%)	2mo	$305,000	$207	44
7518 S 178 Cir	0.54mi	3/2.0	1,462 (-14%)	4mo	$270,000	$185	44
7212 S 176th St	0.72mi	3/2.0	1,507 (-12%)	3mo	$295,000	$196	40
18028 Lillian St	0.73mi	4/2.5 (+1)	1,909 (+12%)	2mo	$362,000	$190	38

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: -18.6%
• Equity multiple: 0.34×
• Total profit: $-62,253
• Equity at exit: $50,454

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-55,466
• Equity at exit: $29,257

Cash invested: $94,747 (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: 255
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,775
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$141
• HOA: −$195
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-161

Break-even live

Break-even rent $2,756

Max offer price $309,903

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-65	+0% $-161	+5% $-257	+10% $-353
Rent	-10% $-363	-5% $-262	+0% $-161	+5% $-60	+10% $40
Rate	-1.0pp $9	-0.5pp $-75	base $-161	+0.5pp $-249	+1.0pp $-338

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: $84,596
• Closing costs: $10,151
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17510 Robin Dr Omaha, NE	3.0	3.0	2201	$2,900	$1.32	4d	1	0.03mi
18217 Cary St Omaha, NE	3.0	1.0–2.0	1031	$2,625	$2.54	4d	94	0.57mi
18002 Margo St Omaha, NE	3.0	2.0	1643	$2,200	$1.34	45d	1	0.68mi
18906 Birch Ave Omaha, NE	3.0	2.0	1621	$2,300	$1.42	12d	1	1.07mi
18192 Hayes Ct Unit 18192 Omaha, NE	2.0	2.0	1059	$1,950	$1.84	16d	1	1.19mi
16556 Monroe St Omaha, NE	3.0	3.0	1742	$2,150	$1.23	45d	1	1.41mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 11 events

1. 2026-01-20
   historical
2. 2026-01-20
   listed $334,255
3. 2025-09-16
   historical
4. 2024-07-13
   price $394,900
5. 2024-06-19
   listed $364,500 New
6. 2024-06-01
   historical
7. 2024-05-01
   price $394,900
8. 2024-01-09
   soldstatus $121,000
9. 2023-09-08
   price $389,900
10. 2023-02-03
    price $379,900
11. 2022-07-25
    listed $400,000 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: $805 · $67/mo
• Projected year-2 tax: $5,783 · $482/mo
• Expected delta: +$4,978/yr (+$415/mo · 618.6%)

ⓘ 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: $30,628
• − Mortgage interest: −$18,955
• − Property taxes: −$805
• − Insurance: −$1,692
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − HOA: −$2,340
• − Depreciation: −$9,844
• Taxable loss: −$7,908
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-37/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

-16.4% since first listed

11 events — show timeline

• 2026-01-20 Listed $334,255 GPRMLS
• 2026-01-20 Listing Removed — GPRMLS
• 2025-09-16 Listing Removed — GPRMLS
• 2024-07-13 Price Changed $394,900 GPRMLS
• 2024-06-19 Listed $364,500 GPRMLS
• 2024-06-01 Listing Removed — GPRMLS
• 2024-05-01 Price Changed $394,900 GPRMLS
• 2024-01-09 Sold (Public Records) $121,000 Public Records
• 2023-09-08 Price Changed $389,900 GPRMLS
• 2023-02-03 Price Changed $379,900 GPRMLS
• 2022-07-25 Listed $400,000 GPRMLS

Property tax history

+57.8%/yr

Latest (2025): $805 · -4.8% YoY. Source: county tax records.