13401 Glenn St · Papillion, NE 68138

$240,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 7 Days on market

Built 1966 0.27 ac lot Est $266k · 10% 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 +16.5/30.0
• ARV discount +11.9/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath 2 car garage finished basement

Key facts

• Fenced yard
• Laundry room
• Flex space

Tags

• FENCED YARD
• LAUNDRY ROOM
• FLEX SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Split entry home; Single-family residence; Living area approx. 1,452 sq ft; Above-grade finished area approx. 1,056 sq ft; Below-grade finished area approx. 396 sq ft; Built in 1966
• Construction: Block foundation
• Exterior features: Deck; Chain link fencing; Lot approximately 0.27 acres (dimensions approx. 71 x 155.7 x 76.1 x 167)

Interior

• Kitchen: Kitchen on the main floor (approx. 10' x 11')
• Bedrooms: Master bedroom on main floor (approx. 12.5' x 11.5'); Bedroom 2 on main floor (approx. 12' x 9'); Bedroom 3 on main floor (approx. 10' x 9')
• Bathrooms: One full bathroom on the main level; One quarter bathroom
• Heating & cooling: Natural gas heating; Forced air; Central air conditioning
• Interior features: Partially finished basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (7.9% below list).
• Recommended offer: $221k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Papillion — 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 85/100 on livability (#4 in NE, #482 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F.
• Springfield Platteview Community Schools (rural): math 56% / reading 60% proficiency, ranked #18 of 111 in NE (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Westmont Elementary School (math 57% / reading 57%, grade C+, #136 of 502 statewide, top 31%, 271 students, 22% FRL); Platteview Central Jr High School (math 52% / reading 57%, grade B-, #32 of 128 statewide, top 28%, 181 students, 22% FRL); Platteview Senior High School (math 52% / reading 57%, grade C-, #80 of 261 statewide, top 37%, 388 students, 17% FRL).
• Market conditions: Rents rising (+3.7%/yr); 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,612 units permitted in Sarpy County in 2024 (364 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $175k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $220,948 (7.9% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $265,716
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13401 Glenn St	0.00mi	3/1.5	1,452 (0%)	1mo	$245,000	$169	97
13307 Glenn St	0.02mi	3/2.0	1,476 (+2%)	8mo	$270,000	$183	86
13414 Shepard St	0.16mi	3/1.5	1,488 (+2%)	13mo	$297,500	$200	75
13521 Carpenter St	0.17mi	3/1.5	1,577 (+9%)	2mo	$294,000	$186	74
13503 Glenn St	0.09mi	3/2.0	1,603 (+10%)	4mo	$272,000	$170	71
13310 Grissom St	0.08mi	4/2.0 (+1)	1,382 (-5%)	23mo	$260,000	$188	60
13604 Carpenter St	0.18mi	4/2.0 (+1)	1,490 (+3%)	24mo	$275,000	$185	58
13202 Slayton St	0.28mi	3/2.0	1,269 (-13%)	7mo	$270,000	$213	56
13402 Slayton St	0.23mi	4/2.0 (+1)	1,516 (+4%)	24mo	$277,000	$183	53
13515 Shepard St	0.20mi	3/3.0	1,658 (+14%)	10mo	$295,000	$178	51
13207 Cooper St	0.25mi	3/3.0	1,644 (+13%)	24mo	$295,000	$179	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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-28,316
• Equity at exit: $35,785

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-6,337
• Equity at exit: $20,751

Cash invested: $67,200 (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 68138

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 71
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$247 /mo · $2,959/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $140

Break-even live

Break-even rent $2,032

Max offer price $240,000

Occupancy floor 89%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13178 Lincoln Rd Omaha, NE	2.0–4.0	2.0–3.5	1770	$2,245	$1.27	2d	6	0.86mi
13108 Lincoln Rd Omaha, NE	1.0–4.0	1.0–3.5	1584	$2,412	$1.52	2d	11	0.87mi
13041 Cornhusker Rd Omaha, NE	1.0–2.0	1.0–2.0	1222	$2,295	$1.88	2d	13	1.24mi

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $240,000 New
3. 2026-04-18
   status Pending
4. 2026-04-17
   historical
5. 2026-04-13
   listed $240,000 New
6. 2020-11-20
   soldstatus $175,000
7. 2020-11-17
   soldstatus $175,000 Sold 47-char remark

   Show marketing remark (47 chars)

   3 bedroom 2 bath 2 car garage finished basement

8. 2020-09-24
   status Pending 47-char remark

   Show marketing remark (47 chars)

   3 bedroom 2 bath 2 car garage finished basement

9. 2020-09-21
   price $185,000 47-char remark

   Show marketing remark (47 chars)

   3 bedroom 2 bath 2 car garage finished basement

10. 2020-09-16
    price $189,000 47-char remark

    Show marketing remark (47 chars)

    3 bedroom 2 bath 2 car garage finished basement

11. 2020-09-07
    listed $199,000 Active - New 47-char remark

    Show marketing remark (47 chars)

    3 bedroom 2 bath 2 car garage finished basement

12. 2005-12-20
    soldstatus $110,000
13. 2005-12-16
    soldstatus $110,000
14. 2005-11-29
    historical
15. 2005-10-12
    listed $112,000

ⓘ 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: $2,959 · $247/mo
• Projected year-2 tax: $4,152 · $346/mo
• Expected delta: +$1,193/yr (+$99/mo · 40.3%)

ⓘ 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: $26,514
• − Mortgage interest: −$13,444
• − Property taxes: −$2,959
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$6,982
• Taxable loss: −$2,313
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $2,239/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: Springfield Platteview Community Schools
• NCES district ID: 3175630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $75,382
• Composite: 51.83/100
• National rank: #1667
• State rank: #18 of 111 in NE

Livability — Papillion

• Score: 85/100
• State rank: #4
• US rank: #482

Category grades

Amenities D- 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: 35,085
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 11,713
• Household income: $86,007
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 303.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 5% Italian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -61.11%
• Current HPI: 250.0183
• Rent YoY: ▲ 3.73%
• 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

+114.3% since first listed

15 events — show timeline

• 2026-04-30 Pending — GPRMLS
• 2026-04-23 Listed $240,000 GPRMLS
• 2026-04-18 Pending — GPRMLS
• 2026-04-17 Listing Removed — GPRMLS
• 2026-04-13 Listed $240,000 GPRMLS
• 2020-11-20 Sold (Public Records) $175,000 Public Records
• 2020-11-17 Sold (MLS) $175,000 GPRMLS
• 2020-09-24 Pending — GPRMLS
• 2020-09-21 Price Changed $185,000 GPRMLS
• 2020-09-16 Price Changed $189,000 GPRMLS
• 2020-09-07 Listed $199,000 GPRMLS
• 2005-12-20 Sold (Public Records) $110,000 Public Records
• 2005-12-16 Sold (MLS) $110,000 GPRMLS
• 2005-11-29 Listing Removed — GPRMLS
• 2005-10-12 Listed $112,000 GPRMLS

Property tax history

+3.1%/yr

Latest (2025): $2,959 · +6.2% YoY. Source: county tax records.