17601 Weber St · Omaha, NE 68007

$382,808

4 bd · 3.0 ba · 2,555 sqft · Other

Built 2026 8,871 sqft lot $50/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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Contract Pending The Fraser – offers 4 beds, 3 baths, and 3-car garage with 2,555 finished SF. In the quiet lakeside community of Anchor View, This open-concept ranch style layout features spacious main-level living and a large kitchen with a hood vent and a 9ft long Quartz island. The expanded patio has a partial cover and sits perfectly on this flat lot. The finished basement includes an additional bedroom, bathroom, storage and large family recreational space, perfect for entertaining or guests and truly enjoying all the space this layout provides! Located in Elkhorn Schools and in short walking distance to the Flanagan Lake trails that this lakeside community offers!

Key facts

• 8,871 sq ft lot
• 3 garage spots
• Built 2026

🏗️ 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/3.0-bath other listed at $383k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (27.8% below list).
• Recommended offer: $277k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Elkhorn Public Schools (urban): math 77% / reading 76% proficiency, ranked #1 of 111 in NE (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodbrook Elementary School (math 77% / reading 82%, grade A, #9 of 502 statewide, top 2%, 496 students, 5% FRL); Elkhorn North Ridge Middle School (313 students, 9% FRL); Elkhorn North High School (math 72% / reading 72%, grade B+, #12 of 261 statewide, top 4%, 946 students, 11% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 468 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $11k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $276,529 (27.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.5

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-63,475
• Equity at exit: $57,078

10-year hold

• IRR: -4.1%
• Equity multiple: 0.70×
• Total profit: $-32,272
• Equity at exit: $33,098

Cash invested: $107,186 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$2,007
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$160
• HOA: −$50
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-150

Break-even live

Break-even rent $2,955

Max offer price $356,354

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: $95,702
• Closing costs: $11,484
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.67mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	23d	1	0.75mi
5903 N 183rd St Elkhorn, NE	4.0	3.0	2741	$2,800	$1.02	23d	1	1.12mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-03-30
   historical
2. 2026-03-30
   listed $382,808

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $6,623 · $552/mo
• Expected delta: +$5,214/yr (+$435/mo · 370.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,183
• − Mortgage interest: −$21,443
• − Property taxes: −$1,408
• − Insurance: −$1,914
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − HOA: −$600
• − Depreciation: −$11,136
• Taxable loss: −$8,627
• Est. tax savings @ 24.0%: +$2,071
• After-tax cash flow: $274/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: Elkhorn Public Schools
• NCES district ID: 3170110
• Math proficiency: 77% ▼ -7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $96,478
• Composite: 69.21/100
• National rank: #318
• State rank: #1 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

2 events — show timeline

• 2026-03-30 Listing Removed — GPRMLS
• 2026-03-30 Listed $382,808 GPRMLS

Property tax history

+21.1%/yr

Latest (2025): $1,408 · -1.3% YoY. Source: county tax records.