7803 N 169 St · Omaha, NE 68007

$319,990

4 bd · 2.5 ba · 1,767 sqft · Other · 239 Days on market

Built 2025 Good condition 5,227 sqft lot $181/sqft · at area comps Est $306k · at est. $56/mo HOA · 2% of rent ↓ 25% since listing

---

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 +10.5/30.0
• Schools +6.1/10.0
• ARV discount +5.5/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7803 N 169th St in Majestic Pointe, Bennington, NE. This two-story duplex offers 4 bedrooms, 2.5 bathrooms, and 1,767 sq. ft. of thoughtfully designed living space. The open-concept main level features an open layout with a spacious living room and electric fireplace, flowing into a bright dining area and kitchen with a large island, white cabinetry, stainless steel appliances, and a pantry. A guest half bath, coat closet, and access to the 2-car garage complete the first floor. This level is perfect for family movie nights or entertaining with friends. Heading upstairs, the oversized primary suite at the back of the home includes a walk-in closet and private bath with dual vanity and a deep walk-in shower. Two secondary bedrooms sit at the front of the home, along with a second full bath with dual vanity and a centrally located laundry room. With its functional design and inviting spaces, this home is perfect for families of all sizes. Your new home awaits at Majestic Pointe in Bennington today! This home is currently under construction. Photos and video may be similar but not necessarily of subject property, including interior and exterior colors, finishes and appliances.

Key facts

• Walk-in closet
• Gourmet kitchen
• Electric fireplace

Tags

• OPEN-CONCEPT LAYOUT
• ELECTRIC FIREPLACE
• GOURMET KITCHEN
• OVERSIZED ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.7% below list).
• Recommended offer: $267k (16.7% 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.
• Bennington Public Schools (rural): math 67% / reading 67% proficiency, ranked #3 of 111 in NE (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.9%/yr); 468 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,539 units permitted in Douglas County in 2024 (2,583 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.
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $266,620 (16.7% 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 239 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $306,394
• List price: $319,990
• Delta: 4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-54,088
• Equity at exit: $47,712

10-year hold

• IRR: -3.8%
• Equity multiple: 0.72×
• Total profit: $-25,403
• Equity at exit: $27,667

Cash invested: $89,597 (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 68007

• Home prices YoY: -19.4%
• Rents YoY: 5.9%
• Active inventory: 468
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$56
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-161

Break-even live

Break-even rent $2,870

Max offer price $296,681

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7308 N 167th Ave Bennington, NE	4.0	3.0	2213	$3,000	$1.36	2d	1	0.34mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	2d	1	0.45mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	24d	1	0.70mi
8903 N 167th St Bennington, NE	3.0	2.5	1511	$2,500	$1.65	2d	1	0.72mi
6220 N 160th Ave Omaha, NE	1.0–3.0	1.0–2.5	1137	$2,690	$2.36	2d	13	1.28mi
15304 Bondesson St Bennington, NE	3.0	2.0	1256	$2,000	$1.59	21d	1	1.28mi
15303 Willit St Bennington, NE	3.0	2.0	1345	$2,200	$1.64	44d	1	1.30mi

HOA detail

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

Listing history 7 events

1. 2026-02-11
   price $319,990 1205-char remark

   Show marketing remark (1205 chars)

   Welcome to 7803 N 169th St in Majestic Pointe, Bennington, NE. This two-story duplex offers 4 bedrooms, 2.5 bathrooms, and 1,767 sq. ft. of thoughtfully designed living space. The open-concept main level features an open layout with a spacious living room and electric fireplace, flowing into a bright dining area and kitchen with a large island, white cabinetry, stainless steel appliances, and a pantry. A guest half bath, coat closet, and access to the 2-car garage complete the first floor. This level is perfect for family movie nights or entertaining with friends. Heading upstairs, the oversized primary suite at the back of the home includes a walk-in closet and private bath with dual vanity and a deep walk-in shower. Two secondary bedrooms sit at the front of the home, along with a second full bath with dual vanity and a centrally located laundry room. With its functional design and inviting spaces, this home is perfect for families of all sizes. Your new home awaits at Majestic Pointe in Bennington today! This home is currently under construction. Photos and video may be similar but not necessarily of subject property, including interior and exterior colors, finishes and appliances.

2. 2026-02-10
   price $319,990 950-char remark

   Show marketing remark (950 chars)

   Welcome home to the Emerson in Majestic Pointe Twinhomes - a two-story duplex offering 1,767 sq. ft. of thoughtfully designed living space with 4 bedrooms and 2.5 baths. Perfect for a variety of lifestyles, the main level showcases an open-concept layout with a spacious living room, cozy electric fireplace, and large windows for natural light. The kitchen flows seamlessly into the dining area and includes white cabinetry, stainless steel appliances, a walk-in pantry, and a large center island. A guest bathroom, coat closet, and access to the attached 2-car garage complete the main floor. Upstairs, the private primary suite sits at the rear of the home and features a walk-in shower, dual sinks, and a walk-in closet. Two secondary bedrooms and a full bath are located at the front, along with a centrally placed laundry room. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

3. 2026-01-23
   price $314,990 1205-char remark

   Show marketing remark (1205 chars)

   Welcome to 7803 N 169th St in Majestic Pointe, Bennington, NE. This two-story duplex offers 4 bedrooms, 2.5 bathrooms, and 1,767 sq. ft. of thoughtfully designed living space. The open-concept main level features an open layout with a spacious living room and electric fireplace, flowing into a bright dining area and kitchen with a large island, white cabinetry, stainless steel appliances, and a pantry. A guest half bath, coat closet, and access to the 2-car garage complete the first floor. This level is perfect for family movie nights or entertaining with friends. Heading upstairs, the oversized primary suite at the back of the home includes a walk-in closet and private bath with dual vanity and a deep walk-in shower. Two secondary bedrooms sit at the front of the home, along with a second full bath with dual vanity and a centrally located laundry room. With its functional design and inviting spaces, this home is perfect for families of all sizes. Your new home awaits at Majestic Pointe in Bennington today! This home is currently under construction. Photos and video may be similar but not necessarily of subject property, including interior and exterior colors, finishes and appliances.

4. 2026-01-22
   price $314,990 950-char remark

   Show marketing remark (950 chars)

   Welcome home to the Emerson in Majestic Pointe Twinhomes - a two-story duplex offering 1,767 sq. ft. of thoughtfully designed living space with 4 bedrooms and 2.5 baths. Perfect for a variety of lifestyles, the main level showcases an open-concept layout with a spacious living room, cozy electric fireplace, and large windows for natural light. The kitchen flows seamlessly into the dining area and includes white cabinetry, stainless steel appliances, a walk-in pantry, and a large center island. A guest bathroom, coat closet, and access to the attached 2-car garage complete the main floor. Upstairs, the private primary suite sits at the rear of the home and features a walk-in shower, dual sinks, and a walk-in closet. Two secondary bedrooms and a full bath are located at the front, along with a centrally placed laundry room. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

5. 2025-09-25
   listed $309,990 Active 1205-char remark

   Show marketing remark (950 chars)

   Welcome home to the Emerson in Majestic Pointe Twinhomes - a two-story duplex offering 1,767 sq. ft. of thoughtfully designed living space with 4 bedrooms and 2.5 baths. Perfect for a variety of lifestyles, the main level showcases an open-concept layout with a spacious living room, cozy electric fireplace, and large windows for natural light. The kitchen flows seamlessly into the dining area and includes white cabinetry, stainless steel appliances, a walk-in pantry, and a large center island. A guest bathroom, coat closet, and access to the attached 2-car garage complete the main floor. Upstairs, the private primary suite sits at the rear of the home and features a walk-in shower, dual sinks, and a walk-in closet. Two secondary bedrooms and a full bath are located at the front, along with a centrally placed laundry room. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

6. 2025-09-25
   listed $309,990 New 950-char remark

   Show marketing remark (950 chars)

   Welcome home to the Emerson in Majestic Pointe Twinhomes - a two-story duplex offering 1,767 sq. ft. of thoughtfully designed living space with 4 bedrooms and 2.5 baths. Perfect for a variety of lifestyles, the main level showcases an open-concept layout with a spacious living room, cozy electric fireplace, and large windows for natural light. The kitchen flows seamlessly into the dining area and includes white cabinetry, stainless steel appliances, a walk-in pantry, and a large center island. A guest bathroom, coat closet, and access to the attached 2-car garage complete the main floor. Upstairs, the private primary suite sits at the rear of the home and features a walk-in shower, dual sinks, and a walk-in closet. Two secondary bedrooms and a full bath are located at the front, along with a centrally placed laundry room. Contact us today to schedule a personal tour! Ask about builder incentives with preferred lender. Photos similar to.

7. 2024-12-11
   soldstatus $425,000

ⓘ 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: $31,994
• − Mortgage interest: −$17,924
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$672
• − Depreciation: −$9,309
• Taxable loss: −$7,430
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $-150/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 None rehab

This two-story duplex is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and value
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and value ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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: Bennington Public Schools
• NCES district ID: 3103990
• Math proficiency: 67% ▼ -6.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $87,771
• Composite: 60.5/100
• National rank: #843
• State rank: #3 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: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 19,536
• Household income: $141,042
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 107.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 625,245 people
• By 2030: 661,613 · +5.8%
• By 2040: 732,395 · +17.1%
• By 2050: 801,988 · +28.3%
• By 2075: 968,637 · +54.9%
• By 2100: 1,101,871 · +76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 4% Romanian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: D (+10.2) · D 54.4% · R 44.2% · Other 1.4%
• 2008→2024 swing: +5.5pp toward D · 2008: 4.6pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.3 2016: D+1.4 2012: R+4.3 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.06%
• Current HPI: 250.3443
• Rent YoY: ▲ 5.88%
• 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

-24.7% since first listed

7 events — show timeline

• 2026-02-11 Price Changed $319,990 Zillow
• 2026-02-10 Price Changed $319,990 GPRMLS
• 2026-01-23 Price Changed $314,990 Zillow
• 2026-01-22 Price Changed $314,990 GPRMLS
• 2025-09-25 Listed $309,990 Zillow
• 2025-09-25 Listed $309,990 GPRMLS
• 2024-12-11 Sold (Public Records) $425,000 Public Records

Property tax history

+129.9%/yr

Latest (2025): $551 · +95.6% YoY. Source: county tax records.