5016/5020 Copper Creek Rd · Bellevue, NE 68157

$320,000

None bd · None ba · 2,932 sqft · MultiFamily · 82 Days on market

Built 1996 Fair condition 0.56 ac lot $109/sqft · 6% below area Est $340k · 6% under

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +10.1/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Contract Pending Property is part of a portfolio offering and is not being marketed for individual sale. Individual tours will not be available until an accepted purchase agreement or letter of intent is in place. Information is deemed reliable but not guaranteed - certain property details may be incomplete, estimated, or unavailable. Buyer and buyer’s agent are responsible for independently verifying all information. Sale subject to seller approval.

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3 × ?-bed/?-bath units multifamily listed at $320k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive. Per door: $192/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.3% in Bellevue — 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 88/100 on livability (#1 in NE, #206 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute D+.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 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

• It's been on market 82 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $340,000
• List price: $320,000
• Delta: -5.88%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-15,136
• Equity at exit: $47,713

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $34,248
• 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 68157

• Home prices YoY: -27.8%
• Active inventory: 23
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $3,528 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $576

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 79%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	—	—	$3,528
Total (3 units)			$3,528

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: —

Listing history 9 events

1. 2026-06-10
   days on market $320,000 Active 82 DOM
2. 2026-06-09
   days on market $320,000 Active 81 DOM
3. 2026-06-08
   days on market $320,000 Active 80 DOM
4. 2026-06-07
   days on market $320,000 Active 79 DOM
5. 2026-06-03
   days on market $320,000 Active 75 DOM
6. 2026-06-03
   days on market $320,000 Active 74 DOM
7. 2026-06-01
   days on market $320,000 Active 73 DOM
8. 2026-06-01
   days on market $320,000 Active 72 DOM
9. 2026-03-18
   listed $320,000 New 460-char remark

   Show marketing remark (460 chars)

   Contract Pending Property is part of a portfolio offering and is not being marketed for individual sale. Individual tours will not be available until an accepted purchase agreement or letter of intent is in place. Information is deemed reliable but not guaranteed - certain property details may be incomplete, estimated, or unavailable. Buyer and buyer’s agent are responsible for independently verifying all information. Sale subject to seller approval.

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,336
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − Depreciation: −$9,309
• Taxable income: $1,928
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $6,445/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 · 2 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs to the exterior siding and some landscaping, with both resale and rental value gains from these improvements.

Repairs flagged

• Moderate siding — Weathered appearance
• Minor landscaping — Some overgrown areas

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both trim landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered appearance	Moderate	$3,000–15,000
landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both trim landscaping — Improves curb appeal and value ↑

ⓘ 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: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 of 111 in NE

Livability — Bellevue

• Score: 88/100
• State rank: #1
• US rank: #206

Category grades

Amenities A+ Commute D+ Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, NE
• City population: 55,788
• Population (ZIP): 5,345

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 13% Black 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 5% Portuguese 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 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: ▼ -96.72%
• Current HPI: 250.9178
• Rent YoY: —
• Metro: —
• 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 event — show timeline

• 2026-03-18 Listed $320,000 GPRMLS