10823 S 177th St · Gretna, NE 68136

$340,000

3 bd · 3.0 ba · 1,753 sqft · SingleFamily public records · 5 Days on market

Built 2022 Excellent condition 8,364 sqft lot $194/sqft · 13% above area Est $369k · 8% under ↓ 3% 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).

• ARV discount +11.1/15.0
• Cash flow +7.0/30.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• 1% rule +2.6/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

Key facts

• Walk-in closet
• Durable lvp floors
• Top-rated schools

Tags

• CITY PARK BEHIND HOME
• WALK-IN CLOSET
• OPEN-CONCEPT MAIN FLOOR
• DURABLE LVP FLOORS
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Lot approximately 0.192 acre (dimensions: 61.5 x 111.4); Below-grade finished area included
• HOA & community: Association fees billed annually

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Model: Dawson; Built in 2022; Not new and not a model home
• Construction: Concrete perimeter foundation; Builder: D R Horton
• Exterior features: Front porch

Interior

• Kitchen: Oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Primary bedroom on 2nd floor; Additional bedrooms on 2nd floor
• Bathrooms: Three full bathrooms; One bathroom on the main floor
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Electric fireplace; Egress basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $340k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (24.4% below list).
• Recommended offer: $252k (25.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.5% in Gretna — 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 82/100 on livability (#13 in NE, #1,227 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Gretna Public Schools (suburban): math 64% / reading 64% proficiency, ranked #6 of 111 in NE (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Palisades Elementary School (math 79% / reading 74%, grade A, #17 of 502 statewide, top 3%, 490 students, 6% FRL); Aspen Creek Middle School (math 65% / reading 63%, grade B+, #12 of 128 statewide, top 9%, 777 students, 9% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 251 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,612 units permitted in Sarpy County in 2024 (364 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.
• Sarpy County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $252,464 (25.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 11.0

CMA / ARV

• ARV (median comp): $369,297
• List price: $340,000
• Delta: -6.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10817 S 178th Ave	0.10mi	4/2.5 (+1)	1,752 (-0%)	21mo	$325,990	$186	71
10816 S 178th Ave	0.13mi	4/2.5 (+1)	1,752 (-0%)	20mo	$329,990	$188	70
10808 S 178th Ave	0.14mi	4/2.5 (+1)	1,752 (-0%)	24mo	$352,140	$201	67
10815 S 178th St	0.05mi	4/2.0 (+1)	1,497 (-15%)	2mo	$319,500	$213	62
10819 S 178th St	0.05mi	4/2.0 (+1)	1,497 (-15%)	9mo	$310,000	$207	57
17712 Hampton Dr	0.08mi	4/2.0 (+1)	1,497 (-15%)	11mo	$322,000	$215	53
10113 S 181 St	0.66mi	3/2.5	1,698 (-3%)	14mo	$508,000	$299	50
10205 S 180th Avenue Circle	0.60mi	2/2.0 (-1)	1,637 (-7%)	10mo	$399,900	$244	44
17806 Hampton Dr	0.11mi	4/2.0 (+1)	1,497 (-15%)	23mo	$322,990	$216	42
10201 S 180 Avenue Circle	0.62mi	3/3.0	1,913 (+9%)	18mo	$399,000	$209	41
17190 Jackson Ave	0.73mi	3/2.5	1,935 (+10%)	21mo	$380,000	$196	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.12×
• Total profit: $-83,580
• Equity at exit: $50,695

10-year hold

• IRR: -18.6%
• Equity multiple: -0.06×
• Total profit: $-100,530
• Equity at exit: $29,397

Cash invested: $95,200 (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 68136

• Home prices YoY: -5.2%
• Rents YoY: 4.1%
• Active inventory: 251
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$601 /mo · $7,211/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-496

Break-even live

Break-even rent $3,197

Max offer price $252,464

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10803 S 177th St Omaha, NE	4.0	2.0	1493	$2,980	$2.00	23d	1	0.04mi
10816 S 177th St Omaha, NE	4.0	3.0	2247	$2,850	$1.27	3d	1	0.04mi
17801 Cypress Dr Omaha, NE	1.0–3.0	1.0–2.0	922	$2,039	$2.21	2d	12	0.11mi
18689 Oakmont Dr Omaha, NE	3.0	1.0–2.0	914	$2,065	$2.26	2d	52	0.85mi
16751 Morgan Ave Gretna, NE	3.0	1.0–2.0	1172	$2,608	$2.22	2d	14	0.91mi

Listing history 20 events

1. 2026-06-17
   status $340,000 Pending 5 DOM
2. 2026-06-17
   statusdays on market $340,000 Active 5 DOM
3. 2026-06-16
   days on market $340,000 New 4 DOM
4. 2026-06-15
   days on market $340,000 New 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   pricestatusdays on marketlisting id $340,000 New 1 DOM
7. 2026-06-10
   days on market $345,000 Active 33 DOM
8. 2026-06-09
   days on market $345,000 Active 32 DOM
9. 2026-06-08
   days on market $345,000 Active 31 DOM
10. 2026-06-07
    days on market $345,000 Active 30 DOM
11. 2026-06-03
    days on market $345,000 Active 26 DOM
12. 2026-06-03
    days on market $345,000 Active 25 DOM
13. 2026-06-01
    days on market $345,000 Active 24 DOM
14. 2026-05-31
    days on market $345,000 Active 23 DOM
15. 2026-05-04
    listed $350,000 Active 973-char remark
16. 2023-04-24
    soldstatus $329,990 Sold 581-char remark

    Show marketing remark (581 chars)

    QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

17. 2023-02-14
    status Pending 581-char remark

    Show marketing remark (581 chars)

    QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

18. 2023-01-27
    price $329,990 581-char remark

    Show marketing remark (581 chars)

    QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

19. 2022-12-19
    price $339,990 581-char remark

    Show marketing remark (581 chars)

    QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

20. 2022-11-01
    listed $349,990 Active - New 581-char remark

    Show marketing remark (581 chars)

    QUICK MOVE-IN! D.R. Horton, presents the popular DAWSON home at Tiburon North in Omaha. This two-story home offers 4 bedrooms and 3 baths. The gorgeous kitchen comes with stunning quartz countertops, a large built-in island, beautiful cabinetry, and a corner pantry for all of your storage needs. Hard surface flooring throughout the common areas. This home also comes with all the benefits of new construction! All D.R. Horton homes also come with an industry leading and energy efficient suite of smart home products, including a video doorbell, programmable thermostat and more!

ⓘ 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: $7,211 · $601/mo
• Projected year-2 tax: $7,211 · $601/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $30,836
• − Mortgage interest: −$19,045
• − Property taxes: −$7,211
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$9,891
• Taxable loss: −$11,945
• Est. tax savings @ 24.0%: +$2,867
• After-tax cash flow: $-3,080/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This two-story home in Tiburon Ridge North is in excellent condition with no visible repairs needed. It offers a great value for both resale and rental due to its well-maintained exterior, interior, and landscaping.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gretna Public Schools
• NCES district ID: 3171220
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 64% ▼ -4.00%
• Median HH income: $89,845
• Composite: 58.21/100
• National rank: #1023
• State rank: #6 of 111 in NE

Livability — Gretna

• Score: 82/100
• State rank: #13
• US rank: #1227

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarpy County · 161,202 people
• City population: 17,529
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 22,163
• Household income: $133,472
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 166.0

Population outlook (Sarpy County) Hauer SSP2

• Today (2025): 211,769 people
• By 2030: 229,365 · +8.3%
• By 2040: 264,122 · +24.7%
• By 2050: 298,087 · +40.8%
• By 2075: 381,667 · +80.2%
• By 2100: 448,180 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 6% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Portuguese 2% Italian 2%
• Foreign-born: 7% · Vietnam, Canada, China
• Languages at home: 91% English-only · Vietnamese 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Sarpy

• 2024 margin: R (+11.7) · D 43.5% · R 55.2% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -15.9pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+11.2 2016: R+21.8 2012: R+23.6 2008: R+15.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.33%
• Current HPI: 226.8096
• Rent YoY: ▲ 4.12%
• 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

-2.9% since first listed

10 events — show timeline

• 2026-06-17 Pending — GPRMLS
• 2026-06-12 Listing Removed — GPRMLS
• 2026-06-12 Listed $340,000 GPRMLS
• 2026-05-28 Price Changed $345,000 GPRMLS
• 2026-05-04 Listed $350,000 GPRMLS
• 2023-04-24 Sold (MLS) $329,990 GPRMLS
• 2023-02-14 Pending — GPRMLS
• 2023-01-27 Price Changed $329,990 GPRMLS
• 2022-12-19 Price Changed $339,990 GPRMLS
• 2022-11-01 Listed $349,990 GPRMLS

Property tax history

+85.2%/yr

Latest (2025): $7,211 · -3.7% YoY. Source: county tax records.