17061 Craig St · Omaha, NE 68007

$409,990

4 bd · 3.0 ba · 2,191 sqft · Other · 69 Days on market

Built 2025 0.31 ac lot $56/mo HOA · 2% of rent ↓ 37% 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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

D. R. Horton, America’s Builder, presents the Hamilton. This spacious Ranch home includes 4 Bedrooms and 3 Bathrooms. The Hamilton offers a Finished WALKOUT Basement providing nearly 2,200 square feet of total living space! Located on a corner lot! As you make way into the main living area, you’ll find an open Great Room featuring a cozy fireplace. The Gourmet Kitchen includes a Walk-In Pantry, Quartz Countertops, and a Large Island overlooking the Dining and Great Room. The Primary Bedroom offers a large Walk-In Closet, as well as an ensuite bathroom with dual vanity sink and walk-in shower. Two additional Large Bedrooms and the second full bathroom are split from the Primary B

Key facts

• Quartz countertops
• Walk-in closet
• Finished basement

Tags

• FINISHED BASEMENT
• WALK-IN PANTRY
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• WALK-IN CLOSET
• ENSUITE BATHROOM

🏗️ 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 $410k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (32.8% below list).
• Recommended offer: $275k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Anchor Pointe Elementary (math 65% / reading 71%, grade B+, #63 of 502 statewide, top 12%, 475 students, 8% 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) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 468 active listings in the ZIP; 5 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 $3k of loan paydown is wiped out by about $12k 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 69 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Recommended offer $275,490 (32.8% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.4

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: -18.4%
• Equity multiple: 0.34×
• Total profit: $-75,674
• Equity at exit: $61,131

10-year hold

• IRR: -6.5%
• Equity multiple: 0.54×
• Total profit: $-53,155
• Equity at exit: $35,448

Cash invested: $114,797 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,755 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$171
• HOA: −$56
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-271

Break-even live

Break-even rent $3,098

Max offer price $362,131

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-155	+0% $-271	+5% $-855	+10% $-996
Rent	-10% $-489	-5% $-380	+0% $-271	+5% $-162	+10% $-53
Rate	-1.0pp $-64	-0.5pp $-167	base $-271	+0.5pp $-377	+1.0pp $-485

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: $102,498
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.42mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	24d	1	0.56mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	2d	1	0.65mi
8903 N 167th St Bennington, NE	3.0	2.5	1511	$2,500	$1.65	2d	1	0.79mi
6220 N 160th Ave Omaha, NE	1.0–3.0	1.0–2.5	1137	$2,690	$2.36	2d	13	1.40mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 4 events

1. 2025-09-09
   status Pending
2. 2025-08-26
   price $409,990
3. 2025-07-02
   listed $419,990 New
4. 2025-04-14
   soldstatus $655,000

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $7,093 · $591/mo
• Expected delta: +$6,248/yr (+$521/mo · 739.2%)

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

Taxation est. · year 1

• Rental income: $33,059
• − Mortgage interest: −$22,966
• − Property taxes: −$845
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − HOA: −$672
• − Depreciation: −$11,927
• Taxable loss: −$10,691
• Est. tax savings @ 24.0%: +$2,566
• After-tax cash flow: $-685/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

-37.4% since first listed

4 events — show timeline

• 2025-09-09 Pending — GPRMLS
• 2025-08-26 Price Changed $409,990 GPRMLS
• 2025-07-02 Listed $419,990 GPRMLS
• 2025-04-14 Sold (Public Records) $655,000 Public Records

Property tax history

+79.0%/yr

Latest (2025): $845 · +94.4% YoY. Source: county tax records.