18456 Aurora St · Omaha, NE 68136

$324,990

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 48 Days on market

Built 2026 9,627 sqft lot $217/sqft · 11% below area Est $366k · 11% under $56/mo HOA · 2% of rent

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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 +12.5/15.0
• Cash flow +7.0/30.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

Key facts

• Large windows
• Ample counter space
• Generous island

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS ISLAND
• AMPLE COUNTER SPACE
• LARGE WINDOWS
• COZY ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (29.1% below list).
• Recommended offer: $230k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Omaha — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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

• It's been on market 48 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,273 (29.1% 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 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (median comp): $365,582
• List price: $324,990
• Delta: -11.10%
• 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
8817 S 185th St	0.10mi	3/2.5	1,498 (0%)	6mo	$349,990	$234	88
8406 S 183rd Ave	0.24mi	3/2.5	1,498 (0%)	9mo	$399,990	$267	79
8623 S 178 St	0.49mi	3/2.5	1,507 (+1%)	2mo	$398,247	$264	73
8502 S 184th Ave	0.12mi	3/3.5	1,659 (+11%)	2mo	$399,990	$241	69
8616 S 178 St	0.47mi	3/2.5	1,507 (+1%)	8mo	$402,753	$267	69
8629 S 177 Ave	0.49mi	3/2.5	1,533 (+2%)	5mo	$405,902	$265	67
19105 Greenleaf St	0.67mi	3/2.5	1,477 (-1%)	2mo	$360,000	$244	63
17769 Portal St	0.55mi	3/2.5	1,533 (+2%)	8mo	$393,679	$257	62
9221 S 177th St	0.70mi	3/2.0	1,507 (+1%)	8mo	$385,000	$255	60
8413 S 179 St	0.51mi	3/2.5	1,607 (+7%)	8mo	$373,566	$232	56
8417 S 179 St	0.51mi	3/2.5	1,389 (-7%)	9mo	$383,376	$276	55
8628 S 177 Ave	0.48mi	3/3.0	1,640 (+10%)	5mo	$360,966	$220	54

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: -26.0%
• Equity multiple: 0.11×
• Total profit: $-80,718
• Equity at exit: $48,457

10-year hold

• IRR: -19.4%
• Equity multiple: -0.08×
• Total profit: $-98,585
• Equity at exit: $28,099

Cash invested: $90,997 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$56
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-483

Break-even live

Break-even rent $2,914

Max offer price $255,132

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: $81,248
• Closing costs: $9,750
• 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	0.29mi
18906 Birch Ave Omaha, NE	3.0	2.0	1621	$2,300	$1.42	10d	1	0.52mi
18002 Margo St Omaha, NE	3.0	2.0	1643	$2,200	$1.34	43d	1	0.95mi
19224 Olive Plz Gretna, NE	2.0	2.0	1149	$1,645	$1.43	2d	1	1.20mi
18192 Hayes Ct Unit 18192 Omaha, NE	2.0	2.0	1059	$1,950	$1.84	14d	1	1.40mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: electric

Listing history 6 events

1. 2026-05-07
   status Pending 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

2. 2026-04-24
   price $324,990 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

3. 2026-04-10
   price $321,990 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

4. 2026-03-27
   price $319,990 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

5. 2026-03-22
   price $327,990 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

6. 2026-03-20
   listed $319,990 New 952-char remark

   Show marketing remark (952 chars)

   Welcome to the Hamilton in Windsor West - a charming ranch-style home offering 1,498 sq. ft. of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. Step into a bright foyer that leads past two spacious secondary bedrooms and a full bath—perfect for family, guests, or a home office setup. The heart of the home is the open-concept kitchen featuring white cabinetry, stainless steel appliances, a generous island, and ample counter space for cooking and entertaining. The adjoining great room offers large windows that fill the space with natural light and a cozy electric fireplace, making it the ideal gathering place. Tucked privately at the back of the home, the primary suite includes a dual-sink vanity, walk-in shower, and a spacious walk-in closet. This home offers comfort, functionality, and style in one beautiful package Call us for a personal tour! Ask about builder incentives with preferred lender. Photos similar to

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

Taxation est. · year 1

• Rental income: $27,633
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$672
• − Depreciation: −$9,454
• Taxable loss: −$11,619
• Est. tax savings @ 24.0%: +$2,789
• After-tax cash flow: $-3,005/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

+1.6% since first listed

6 events — show timeline

• 2026-05-07 Pending — GPRMLS
• 2026-04-24 Price Changed $324,990 GPRMLS
• 2026-04-10 Price Changed $321,990 GPRMLS
• 2026-03-27 Price Changed $319,990 GPRMLS
• 2026-03-22 Price Changed $327,990 GPRMLS
• 2026-03-20 Listed $319,990 GPRMLS

Property tax history

-9.6%/yr

Latest (2025): $364 · -9.6% YoY. Source: county tax records.