6221 N 210 St

Omaha, NE 68022

$494,000D

4 bd · 2.5 ba · 2,506 sqft · Built 2025 · Other · Pending · 81 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,749/mo
• Mortgage (P&I): −$2,591
• Tax + insurance: −$290
• HOA: −$29
• Vac / Maint / Mgmt: −$577
• Net cashflow: $-737/mo
• Annual: $-8,850/yr
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• 1% rule: 0.56%
• Cash to close: $138,320

Investor read

• This is a 4-bed/2.5-bath other listed at $494k.
• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (44.4% below list).
• It's been on market 81 days — a 6% lower offer ($464k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $275k (44.4% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• 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: Skyline Elementary School (math 77% / reading 82%, grade A, #9 of 502 statewide, top 2%, 389 students, 6% FRL); Elkhorn Valley View Middle School (math 80% / reading 77%, grade A+, #1 of 128 statewide, top 0%, 604 students, 4% FRL); Elkhorn South High School (math 85% / reading 83%, grade A, #1 of 261 statewide, top 0%, 1,428 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 794 active listings in the ZIP; 1 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).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Cap rate 4.5% 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.

Questions for listing agent

• 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?
• It's been on market 81 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.