7805 N 169 St · Omaha, NE 68007

$319,990

4 bd · 2.5 ba · 1,767 sqft · Other · 95 Days on market

Built 2025 5,635 sqft lot $56/mo HOA · 2% of rent ↓ 28% 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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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 sin

Key facts

• Large windows
• White cabinetry
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• COZY ELECTRIC FIREPLACE
• LARGE WINDOWS
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $675

Exterior

• Parking: Attached garage with 2 covered spaces (2-car)
• Utilities: Public water
• Home design: Two-story townhouse (Emerson model); Residential property, attached; Under construction (new construction by D.R. Horton)
• Construction: Built in 2025; Concrete perimeter foundation
• Exterior features: Patio; Lot up to 1/4 acre; Lot dimensions approximately 35 x 161

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: Primary bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: Three bathrooms total: one full, one three-quarter, one half; Main level bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Electric fireplace; Egress unfinished basement
• Laundry & utility: Basement utility/unfinished space

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

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

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.
• Zoned schools: Bennington Elementary School (math 77% / reading 72%, grade A, #20 of 502 statewide, top 5%, 403 students, 17% FRL); Bennington South Middle School (510 students, 9% FRL); Bennington High School (math 66% / reading 70%, grade B, #21 of 261 statewide, top 8%, 1,002 students, 14% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 95 days — a 9% lower offer ($291k) 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 95 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

No comps found within radius.

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: 464
• 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 —

Sensitivity live

Price	-10% $60	-5% $-51	+0% $-161	+5% $-272	+10% $-382
Rent	-10% $-372	-5% $-266	+0% $-161	+5% $-56	+10% $50
Rate	-1.0pp $0	-0.5pp $-80	base $-161	+0.5pp $-244	+1.0pp $-328

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	3d	1	0.34mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	3d	1	0.45mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	25d	1	0.70mi
8903 N 167th St Bennington, NE	3.0	2.5	1511	$2,500	$1.65	3d	1	0.72mi
6220 N 160th Ave Omaha, NE	1.0–3.0	1.0–2.5	1137	$2,690	$2.36	3d	13	1.28mi
15304 Bondesson St Bennington, NE	3.0	2.0	1256	$2,000	$1.59	23d	1	1.28mi
15303 Willit St Bennington, NE	3.0	2.0	1345	$2,200	$1.64	45d	1	1.30mi

HOA detail

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

Listing history 19 events

1. 2026-06-22
   days on market $319,990 Active 95 DOM
2. 2026-06-18
   days on market $319,990 Active 92 DOM
3. 2026-06-17
   days on market $319,990 Active 91 DOM
4. 2026-06-16
   days on market $319,990 Active 90 DOM
5. 2026-06-15
   days on market $319,990 Active 89 DOM
6. 2026-06-13
   days on market $319,990 Active 87 DOM
7. 2026-06-13
   pricedays on market $319,990 Active 86 DOM
8. 2026-06-10
   statusdays on market $304,990 Active 84 DOM
9. 2026-06-09
   days on market $304,990 Back On Market 83 DOM
10. 2026-06-08
    days on market $304,990 Back On Market 82 DOM
11. 2026-06-07
    statusdays on market $304,990 Back On Market 81 DOM
12. 2026-04-27
    status Pending
13. 2026-04-09
    price $304,990
14. 2026-03-12
    price $309,990
15. 2026-02-10
    price $314,990
16. 2026-02-07
    listed $309,990 New
17. 2026-02-07
    historical
18. 2025-09-11
    listed $309,990 New
19. 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.

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

-28.2% since first listed

8 events — show timeline

• 2026-04-27 Pending — GPRMLS
• 2026-04-09 Price Changed $304,990 GPRMLS
• 2026-03-12 Price Changed $309,990 GPRMLS
• 2026-02-10 Price Changed $314,990 GPRMLS
• 2026-02-07 Listing Removed — GPRMLS
• 2026-02-07 Listed $309,990 GPRMLS
• 2025-09-11 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.