10807 S 177th St · Gretna, NE 68136

$320,000

4 bd · 2.0 ba · 1,493 sqft · SingleFamily public records · 4 Days on market

Built 2023 Good condition 9,365 sqft lot $214/sqft · 7% below area Est $343k · 7% 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 +10.5/15.0
• Cash flow +8.1/30.0
• Schools +5.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Say hello to this 4 bed, 2 bath, 2 car ranch on slab home in desirable Tiburon Ridge North! Why wait to build when this move-in ready home already includes window blinds? The open-concept layout features a cozy fireplace that flows seamlessly into the dining area, perfect for everyday living and entertaining. The kitchen offers a spacious island ideal for gathering. The primary suite boasts a bright, airy feel, complete with a walk-in closet and ¾ bath featuring double sinks and a shower. With three other bedrooms and a full bath, there is space for an office, flex room, or playroom! Step outside to a fully fenced backyard, perfect for relaxing or hosting guests, with landscaping tha

Key facts

• Spacious island
• Walk-in closet
• Landscaping

Tags

• COZY FIREPLACE
• SPACIOUS ISLAND
• WALK-IN CLOSET
• FULLY FENCED BACKYARD
• LANDSCAPING

Property features AI

Finance

• HOA & community: Homeowners association present; fees paid annually

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Not new / not a model; One story (main floor living); Composition roof
• Construction: Vinyl siding; Concrete perimeter and slab foundation; Built in 2023
• Exterior features: Patio; Lot is subdivided and about 0.215 acre (lot dimensions approx. 47 x 138.4 x 88.8 x 119.9)

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: Master bedroom on the main floor (approx. 13.1 x 12.5); Additional bedrooms on the main floor (bedroom 2 approx. 11.3 x 10.1; bedroom 3 approx. 11.3 x 10.1; bedroom 4 approx. 10.4 x 9.8); Great room located on the main floor
• Bathrooms: Two bathrooms total: one full bath and one three-quarter bath, both on the main level
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Electric fireplace (1); Fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (17.5% below list).
• Recommended offer: $264k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.6% in Gretna — 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 82/100 on livability (#13 in NE, #1,227 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Palisades Elementary School (math 79% / reading 74%, grade A, #17 of 502 statewide, top 3%, 490 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Recommended offer $264,026 (17.5% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 10.1

CMA / ARV

• ARV (median comp): $342,833
• List price: $320,000
• Delta: -3.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10815 S 178th St	0.06mi	4/2.0	1,497 (+0%)	2mo	$319,500	$213	95
10819 S 178th St	0.07mi	4/2.0	1,497 (+0%)	9mo	$310,000	$207	89
17712 Hampton Dr	0.05mi	4/2.0	1,497 (+0%)	11mo	$322,000	$215	88
17806 Hampton Dr	0.09mi	4/2.0	1,497 (+0%)	23mo	$322,990	$216	76
10802 S 178th St	0.08mi	3/2.5 (-1)	1,442 (-3%)	11mo	$336,000	$233	74
17810 Hampton Dr	0.10mi	3/2.5 (-1)	1,442 (-3%)	24mo	$339,990	$236	63
10113 S 181 St	0.62mi	3/2.5 (-1)	1,698 (+14%)	14mo	$508,000	$299	29

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: -21.8%
• Equity multiple: 0.24×
• Total profit: $-68,274
• Equity at exit: $47,713

10-year hold

• IRR: -12.9%
• Equity multiple: 0.20×
• Total profit: $-71,419
• Equity at exit: $27,668

Cash invested: $89,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$582 /mo · $6,981/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-307

Break-even live

Break-even rent $3,029

Max offer price $265,692

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-217	+0% $-307	+5% $-398	+10% $-489
Rent	-10% $-516	-5% $-412	+0% $-307	+5% $-203	+10% $-99
Rate	-1.0pp $-146	-0.5pp $-226	base $-307	+0.5pp $-390	+1.0pp $-475

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10803 S 177th St Omaha, NE	4.0	2.0	1493	$2,980	$2.00	25d	1	0.04mi
17801 Cypress Dr Omaha, NE	1.0–3.0	1.0–2.0	922	$2,039	$2.21	4d	12	0.11mi
18689 Oakmont Dr Omaha, NE	3.0	1.0–2.0	914	$2,065	$2.26	3d	52	0.85mi
16751 Morgan Ave Gretna, NE	3.0	1.0–2.0	1172	$2,608	$2.22	4d	14	0.91mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $320,000 Pending 4 DOM
2. 2026-06-03
   days on market $320,000 New 2 DOM
3. 2026-06-02
   pricestatusdays on marketlisting id $320,000 New 1 DOM
4. 2026-06-01
   days on market $329,900 Active 17 DOM
5. 2026-05-31
   days on market $329,900 Active 16 DOM
6. 2026-05-15
   listed $329,900 New 799-char remark
7. 2026-05-15
   historical
8. 2026-03-20
   listed $339,900 New
9. 2023-05-30
   soldstatus $324,990 Sold
10. 2023-04-10
    status Pending
11. 2023-04-06
    price $321,990
12. 2023-02-28
    price $324,990
13. 2023-02-25
    price $322,990
14. 2023-02-20
    price $317,990
15. 2023-01-18
    listed $314,990 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: $6,981 · $582/mo
• Projected year-2 tax: $6,981 · $582/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $31,683
• − Mortgage interest: −$17,925
• − Property taxes: −$6,981
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$9,309
• Taxable loss: −$9,202
• Est. tax savings @ 24.0%: +$2,208
• After-tax cash flow: $-1,481/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

This move-in ready home in Tiburon Ridge North features a good condition with modern appliances and fresh paint. It offers a good investment opportunity with minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace window blinds — Improves home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace window blinds — Improves home's curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gretna

• Score: 82/100
• State rank: #13
• US rank: #1227

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarpy County · 161,202 people
• City population: 17,529
• 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

+1.6% since first listed

13 events — show timeline

• 2026-06-05 Pending — GPRMLS
• 2026-06-01 Listing Removed — GPRMLS
• 2026-06-01 Listed $320,000 GPRMLS
• 2026-05-15 Listing Removed — GPRMLS
• 2026-05-15 Listed $329,900 GPRMLS
• 2026-03-20 Listed $339,900 GPRMLS
• 2023-05-30 Sold (MLS) $324,990 GPRMLS
• 2023-04-10 Pending — GPRMLS
• 2023-04-06 Price Changed $321,990 GPRMLS
• 2023-02-28 Price Changed $324,990 GPRMLS
• 2023-02-25 Price Changed $322,990 GPRMLS
• 2023-02-20 Price Changed $317,990 GPRMLS
• 2023-01-18 Listed $314,990 GPRMLS

Property tax history

+83.3%/yr

Latest (2025): $6,981 · -8.4% YoY. Source: county tax records.