17532 Parker Plz · Omaha, NE 68118

$260,000

3 bd · 2.5 ba · 1,720 sqft · Other public records · 12 Days on market

Built 2009 3,049 sqft lot $105/mo HOA · 5% 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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 3-bath townhome with a 2-car garage. Pride of ownership shines throughout this well-cared-for property, offering the perfect blend of comfort, style, and peace of mind. Updated LVP flooring in the bathrooms, kitchen, and laundry room adds both durability and modern appeal, while the granite countertops in the kitchen and bathrooms bring a timeless, upscale touch. A new furnace adds even more value for the next owner. With its functional layout, tasteful updates, and exceptional condition, this move-in ready townhome is easy to love. The seller is motivated and ready to make a move, creating a great opportunity for buyers looking for a w

Key facts

• $105 HOA
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Part of Camden Grove association; Monthly association fee of $105; Association covers grounds maintenance, snow removal, common area maintenance, trash, management, and playground

Exterior

• Parking: Attached garage with two covered spaces; Garage has built-in features and a garage door opener; Two parking spaces total
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Townhouse (attached); Two levels; Not new (built previously)
• Construction: Built in 2009; Vinyl siding and brick exterior; Composition roof; Concrete perimeter foundation
• Exterior features: Porch and patio; Sprinkler system; Window coverings

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Disposal; Dining area; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on 2nd floor with walk-in closet and ceiling fan; Two additional bedrooms on 2nd floor, each with walk-in closet and ceiling fan
• Flooring: Wall-to-wall carpeting in living areas and bedrooms; Vinyl flooring in kitchen
• Bathrooms: Three bathrooms total: one full bath, one three-quarter bath (shower), and one half bath; One main-floor bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans throughout; Window coverings; Humidifier installed; No fireplaces
• Laundry & utility: Washer/dryer hookups (appliances list does not explicitly include washer or dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (18.1% below list).
• Recommended offer: $213k (18.1% 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.
• 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: West Dodge Station Elementary (math 72% / reading 82%, grade A, #15 of 502 statewide, top 3%, 491 students, 12% FRL); Elkhorn Grandview Middle School (math 81% / reading 74%, grade A+, #2 of 128 statewide, top 1%, 518 students, 15% FRL); Elkhorn High School (math 77% / reading 72%, grade B+, #10 of 261 statewide, top 4%, 741 students, 16% FRL).
• Market conditions: Rents rising (+1.6%/yr); 50 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $213,059 (18.1% 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. 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: 0.82% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.56% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.23×
• Total profit: $-56,153
• Equity at exit: $38,767

10-year hold

• IRR: -21.2%
• Equity multiple: -0.03×
• Total profit: $-74,974
• Equity at exit: $22,480

Cash invested: $72,800 (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 68118

• Home prices YoY: -15.1%
• Rents YoY: 1.6%
• Active inventory: 50
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$280 /mo · $3,358/yr
• Insurance: −$108
• HOA: −$105
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-173

Break-even live

Break-even rent $2,350

Max offer price $229,360

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-100	+0% $-173	+5% $-247	+10% $-321
Rent	-10% $-342	-5% $-258	+0% $-173	+5% $-89	+10% $-5
Rate	-1.0pp $-43	-0.5pp $-107	base $-173	+0.5pp $-241	+1.0pp $-309

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1073 N 170th Ter Omaha, NE	4.0	3.0	1240	$2,200	$1.77	4d	1	0.68mi
17159 Spaulding St Omaha, NE	3.0	2.0	1416	$2,200	$1.55	45d	1	1.16mi
16255 Emmet Plz Omaha, NE	1.0–3.0	1.0–2.0	928	$1,800	$1.94	4d	12	1.36mi
18510 Capitol Ct Omaha, NE	2.0	1.0–2.0	899	$2,275	$2.53	4d	15	1.37mi
4113 N 170th St Omaha, NE	3.0	2.0	1469	$2,150	$1.46	45d	1	1.42mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 22 events

1. 2026-05-16
   status Pending 761-char remark
2. 2026-05-05
   price $260,000 761-char remark
3. 2026-05-03
   listed $270,000 New 761-char remark
4. 2026-04-20
   status Pending
5. 2026-04-17
   historical
6. 2026-04-13
   price $270,000
7. 2026-04-02
   price $275,000
8. 2026-03-11
   listed $280,000 New
9. 2019-08-28
   soldstatus $180,000
10. 2019-08-22
    soldstatus $180,000 Sold
11. 2019-07-22
    status Pending
12. 2019-07-18
    listed $180,000 Active - New
13. 2018-01-05
    soldstatus $163,000
14. 2017-12-29
    soldstatus $162,500 Sold
15. 2017-12-02
    status Pending
16. 2017-12-01
    listed $165,000 Active - New
17. 2014-12-31
    soldstatus $140,000
18. 2014-12-19
    soldstatus $139,500
19. 2014-11-17
    historical
20. 2014-11-07
    listed $137,500
21. 2014-10-30
    historical
22. 2014-09-10
    listed $139,500

ⓘ 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: $3,358 · $280/mo
• Projected year-2 tax: $4,498 · $375/mo
• Expected delta: +$1,140/yr (+$95/mo · 34.0%)

ⓘ 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 ≥103°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: $25,567
• − Mortgage interest: −$14,564
• − Property taxes: −$3,358
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − HOA: −$1,260
• − Depreciation: −$7,564
• Taxable loss: −$6,569
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $-505/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): 9,169
• Household income: $133,281
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 152.0

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 (86%)
• Race & ethnicity: White 86% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Italian 4% Slovak 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -39.75%
• Current HPI: 222.7983
• Rent YoY: ▲ 1.56%
• 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

+91.4% since first listed

23 events — show timeline

• 2026-06-01 Sold (MLS) $267,000 GPRMLS
• 2026-05-16 Pending — GPRMLS
• 2026-05-05 Price Changed $260,000 GPRMLS
• 2026-05-03 Listed $270,000 GPRMLS
• 2026-04-20 Pending — GPRMLS
• 2026-04-17 Listing Removed — GPRMLS
• 2026-04-13 Price Changed $270,000 GPRMLS
• 2026-04-02 Price Changed $275,000 GPRMLS
• 2026-03-11 Listed $280,000 GPRMLS
• 2019-08-28 Sold (Public Records) $180,000 Public Records
• 2019-08-22 Sold (MLS) $180,000 GPRMLS
• 2019-07-22 Pending — GPRMLS
• 2019-07-18 Listed $180,000 GPRMLS
• 2018-01-05 Sold (Public Records) $163,000 Public Records
• 2017-12-29 Sold (MLS) $162,500 GPRMLS
• 2017-12-02 Pending — GPRMLS
• 2017-12-01 Listed $165,000 GPRMLS
• 2014-12-31 Sold (Public Records) $140,000 Public Records
• 2014-12-19 Sold (MLS) $139,500 GPRMLS
• 2014-11-17 Listing Removed — GPRMLS
• 2014-11-07 Listed $137,500 GPRMLS
• 2014-10-30 Listing Removed — GPRMLS
• 2014-09-10 Listed $139,500 GPRMLS

Property tax history

+0.8%/yr

Latest (2025): $3,358 · +0.1% YoY. Source: county tax records.