16512 Poppleton Ave · Omaha, NE 68130

$285,000

2 bd · 2.5 ba · 2,008 sqft · Other public records · 82 Days on market

Built 1965 0.26 ac lot $142/sqft · 15% below area Est $336k · 15% under ↓ 19% since listing

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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 +14.3/15.0
• Cash flow +6.8/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much potential! Don't miss this 4 bed/3 bath opportunity in Pacific Heights! Walkout lower level and huge fenced yard. With a little TLC you can make this your dream house! Make your appointment to see it today.

Key facts

• Walkout lower level
• Huge fenced yard
• 0.26 acre lot

Tags

• WALKOUT LOWER LEVEL
• HUGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (31.1% below list).
• Recommended offer: $196k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.1%/yr); 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent is only 18% of the median local income ($134k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 82 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 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 $196,369 (31.1% 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 82 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.69% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 12.1

CMA / ARV

• ARV (median comp): $336,000
• List price: $285,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.14% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.12×
• Total profit: $-70,173
• Equity at exit: $42,494

10-year hold

• IRR: -16.2%
• Equity multiple: 0.01×
• Total profit: $-78,916
• Equity at exit: $24,642

Cash invested: $79,800 (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 68130

• Rents YoY: 5.1%
• Active inventory: 100
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$383 /mo · $4,598/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-445

Break-even live

Break-even rent $2,527

Max offer price $206,353

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 S 157th St Omaha, NE	1.0–2.0	1.0–2.0	1276	$2,540	$1.99	3d	4	0.62mi
1202 S 177th Plz Omaha, NE	3.0	1.0–2.0	1021	$1,916	$1.88	3d	6	1.01mi

Listing history 23 events

1. 2026-06-15
   days on market $285,000 Active 82 DOM
2. 2026-06-13
   days on market $285,000 Active 80 DOM
3. 2026-06-10
   days on market $285,000 Active 77 DOM
4. 2026-06-09
   days on market $285,000 Active 76 DOM
5. 2026-06-08
   days on market $285,000 Active 75 DOM
6. 2026-06-07
   days on market $285,000 Active 74 DOM
7. 2026-06-05
   days on market $285,000 Active 71 DOM
8. 2026-06-03
   days on market $285,000 Active 70 DOM
9. 2026-06-03
   days on market $285,000 Active 69 DOM
10. 2026-06-01
    days on market $285,000 Active 68 DOM
11. 2026-05-31
    days on market $285,000 Active 67 DOM
12. 2026-04-08
    price $285,000 214-char remark

    Show marketing remark (214 chars)

    So much potential! Don't miss this 4 bed/3 bath opportunity in Pacific Heights! Walkout lower level and huge fenced yard. With a little TLC you can make this your dream house! Make your appointment to see it today.

13. 2026-03-24
    listed $299,000 New 214-char remark

    Show marketing remark (214 chars)

    So much potential! Don't miss this 4 bed/3 bath opportunity in Pacific Heights! Walkout lower level and huge fenced yard. With a little TLC you can make this your dream house! Make your appointment to see it today.

14. 2024-01-22
    soldstatus $265,000
15. 2024-01-19
    soldstatus $265,000 Sold 733-char remark

    Show marketing remark (733 chars)

    This beautiful home in popular and established Pacific Heights has been well-loved for 55 years! With over 2,000 finished sqft, it features a desirable, traditional floor plan with hardwood floors throughout and custom built-ins. Large eat-in kitchen, formal dining room, cozy living room with large windows to let the sunshine in. Generous-sized bedrooms. The primary bedroom has a huge walk-in closet and 3/4 bath. The lower level has brand new carpet, family room, 4th bedroom, and walk-out. Relax or entertain in your deck or sunroom overlooking your incredible, .26-acre lot with mature trees. Perfect location, just minutes to Village Pointe, Legacy, and Dodge Expressway. Truly a rare find in this price range, don't miss out!

16. 2023-12-16
    status Pending 733-char remark

    Show marketing remark (733 chars)

    This beautiful home in popular and established Pacific Heights has been well-loved for 55 years! With over 2,000 finished sqft, it features a desirable, traditional floor plan with hardwood floors throughout and custom built-ins. Large eat-in kitchen, formal dining room, cozy living room with large windows to let the sunshine in. Generous-sized bedrooms. The primary bedroom has a huge walk-in closet and 3/4 bath. The lower level has brand new carpet, family room, 4th bedroom, and walk-out. Relax or entertain in your deck or sunroom overlooking your incredible, .26-acre lot with mature trees. Perfect location, just minutes to Village Pointe, Legacy, and Dodge Expressway. Truly a rare find in this price range, don't miss out!

17. 2023-12-14
    listed $275,000 New 733-char remark

    Show marketing remark (733 chars)

    This beautiful home in popular and established Pacific Heights has been well-loved for 55 years! With over 2,000 finished sqft, it features a desirable, traditional floor plan with hardwood floors throughout and custom built-ins. Large eat-in kitchen, formal dining room, cozy living room with large windows to let the sunshine in. Generous-sized bedrooms. The primary bedroom has a huge walk-in closet and 3/4 bath. The lower level has brand new carpet, family room, 4th bedroom, and walk-out. Relax or entertain in your deck or sunroom overlooking your incredible, .26-acre lot with mature trees. Perfect location, just minutes to Village Pointe, Legacy, and Dodge Expressway. Truly a rare find in this price range, don't miss out!

18. 2023-12-14
    historical

    Show marketing remark (733 chars)

    This beautiful home in popular and established Pacific Heights has been well-loved for 55 years! With over 2,000 finished sqft, it features a desirable, traditional floor plan with hardwood floors throughout and custom built-ins. Large eat-in kitchen, formal dining room, cozy living room with large windows to let the sunshine in. Generous-sized bedrooms. The primary bedroom has a huge walk-in closet and 3/4 bath. The lower level has brand new carpet, family room, 4th bedroom, and walk-out. Relax or entertain in your deck or sunroom overlooking your incredible, .26-acre lot with mature trees. Perfect location, just minutes to Village Pointe, Legacy, and Dodge Expressway. Truly a rare find in this price range, don't miss out!

19. 2023-12-06
    price $285,000
20. 2023-12-04
    price $300,000
21. 2023-11-29
    price $319,900
22. 2023-11-27
    price $325,000
23. 2023-11-24
    listed $350,000 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: $4,598 · $383/mo
• Projected year-2 tax: $4,930 · $411/mo
• Expected delta: +$332/yr (+$28/mo · 7.2%)

ⓘ 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 ≥104°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: $23,564
• − Mortgage interest: −$15,964
• − Property taxes: −$4,598
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$8,291
• Taxable loss: −$10,485
• Est. tax savings @ 24.0%: +$2,516
• After-tax cash flow: $-2,826/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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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

• Census place: Omaha, NE
• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 21,722
• Household income: $133,570
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 400.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Iranian 3% Portuguese 3%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 1% Chinese 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: ▼ -122.54%
• Current HPI: 208.1448
• Rent YoY: ▲ 5.14%
• 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

-18.6% since first listed

12 events — show timeline

• 2026-04-08 Price Changed $285,000 GPRMLS
• 2026-03-24 Listed $299,000 GPRMLS
• 2024-01-22 Sold (Public Records) $265,000 Public Records
• 2024-01-19 Sold (MLS) $265,000 GPRMLS
• 2023-12-16 Pending — GPRMLS
• 2023-12-14 Listing Removed — GPRMLS
• 2023-12-14 Listed $275,000 GPRMLS
• 2023-12-06 Price Changed $285,000 GPRMLS
• 2023-12-04 Price Changed $300,000 GPRMLS
• 2023-11-29 Price Changed $319,900 GPRMLS
• 2023-11-27 Price Changed $325,000 GPRMLS
• 2023-11-24 Listed $350,000 GPRMLS

Property tax history

+4.0%/yr

Latest (2025): $4,598 · +28.3% YoY. Source: county tax records.