Sydney Plan · Omaha, NE 68028

$279,990

3 bd · 2.5 ba · 1,511 sqft · Townhouse · 741 Days on market

Good condition ↓ 2% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

Key facts

• Large kitchen island
• Smart home products
• Ensuite bathroom

Tags

• LARGE KITCHEN ISLAND
• ENSUITE BATHROOM
• SMART HOME PRODUCTS

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,851.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (17.7% below list).
• Recommended offer: $230k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Market conditions: Rents rising (+1.9%/yr); 530 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $8k 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

• It's been on market 741 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,392 (17.7% 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. It's been on market 741 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $276,851
• List price: $279,990
• Delta: 1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20570 Margo St	0.17mi	3/2.5	1,511 (0%)	1mo	$279,990	$185	91
20574 Margo St	0.18mi	3/2.5	1,511 (0%)	1mo	$279,990	$185	91
20572 Margo St	0.18mi	3/2.5	1,511 (0%)	1mo	$275,990	$183	91
20552 Margo St	0.15mi	3/2.5	1,511 (0%)	3mo	$284,990	$189	91
20557 Margo St	0.17mi	3/2.5	1,511 (0%)	2mo	$276,990	$183	90
20576 Margo St	0.18mi	3/2.5	1,511 (0%)	2mo	$284,990	$189	90
20575 Margo St	0.19mi	3/2.5	1,511 (0%)	3mo	$275,990	$183	89
20573 Margo St	0.19mi	3/2.5	1,511 (0%)	4mo	$275,990	$183	88
20554 Margo St	0.15mi	3/2.5	1,511 (0%)	5mo	$275,990	$183	88
20577 Margo St	0.19mi	3/2.5	1,511 (0%)	4mo	$287,990	$191	88
20556 Margo St	0.16mi	3/2.5	1,511 (0%)	6mo	$285,990	$189	88
20558 Margo St	0.16mi	3/2.5	1,511 (0%)	6mo	$289,990	$192	88

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-53,351
• Equity at exit: $41,279

10-year hold

• IRR: -15.4%
• Equity multiple: 0.17×
• Total profit: $-64,347
• Equity at exit: $23,937

Cash invested: $77,518 (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 68028

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 530
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,452
• Tax est. 1.5%: −$346 /mo · $4,153/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-93

Break-even live

Break-even rent $2,422

Max offer price $263,371

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $3	+0% $-93	+5% $-189	+10% $-284
Rent	-10% $-275	-5% $-184	+0% $-93	+5% $-2	+10% $89
Rate	-1.0pp $46	-0.5pp $-23	base $-93	+0.5pp $-165	+1.0pp $-238

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: $69,213
• Closing costs: $8,306
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20573 Margo St Gretna, NE	3.0	2.5	1500	$2,500	$1.67	20d	1	0.19mi
8121 S 198th Ave Gretna, NE	3.0	3.0	1982	$2,650	$1.34	44d	1	0.72mi
6108 Coventry Dr Elkhorn, NE	1.0–3.0	1.0–2.5	1220	$2,395	$1.96	2d	17	0.83mi
6601 S 194th Ter Plz Omaha, NE	1.0–3.0	1.0–2.0	1083	$2,613	$2.41	3d	16	0.90mi
19224 Olive Plz Gretna, NE	2.0	2.0	1149	$1,645	$1.43	3d	1	0.94mi
19714 Laci St Omaha, NE	3.0	2.0	1600	$2,200	$1.38	4d	1	1.06mi
20861 T Plz Elkhorn, NE	3.0	2.5	1384	$2,200	$1.59	3d	1	1.18mi
6121 S 190th Ter Omaha, NE	3.0	2.0	1232	$2,100	$1.70	11d	1	1.40mi
18906 Birch Ave Omaha, NE	3.0	2.0	1621	$2,300	$1.42	11d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $279,990 Active 741 DOM
2. 2026-06-17
   days on market $279,990 Active 740 DOM
3. 2026-06-16
   days on market $279,990 Active 739 DOM
4. 2026-06-15
   days on market $279,990 Active 738 DOM
5. 2026-06-13
   days on market $279,990 Active 736 DOM
6. 2026-06-10
   days on market $279,990 Active 733 DOM
7. 2026-06-09
   days on market $279,990 Active 732 DOM
8. 2026-06-08
   days on market $279,990 Active 731 DOM
9. 2026-06-07
   days on market $279,990 Active 730 DOM
10. 2026-06-03
    days on market $279,990 Active 726 DOM
11. 2026-06-03
    days on market $279,990 Active 725 DOM
12. 2026-06-01
    days on market $279,990 Active 724 DOM
13. 2026-05-31
    days on market $279,990 Active 723 DOM
14. 2026-02-11
    price $284,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

15. 2026-01-24
    price $279,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

16. 2026-01-21
    price $276,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

17. 2025-02-05
    price $282,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

18. 2024-09-24
    price $284,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

19. 2024-09-24
    price $289,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

20. 2024-09-24
    price $284,990 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

21. 2024-06-07
    listed $289,990 Active 1010-char remark

    Show marketing remark (1010 chars)

    Welcome to the Sydney floor plan in the Sunset Meadows community in Gretna, Ne. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs, the oversized primary bedroom offers a private bath, large walk-in closet, and plenty of space for a variety of furniture arrangements. Two additional bedrooms share a guest bathroom, and the conveniently located upper-level laundry room makes chores simple. Make the Sydney floor plan your new home in Sunset Meadows today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,647
• − Mortgage interest: −$15,508
• − Property taxes: −$4,153
• − Insurance: −$1,384
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$8,054
• Taxable loss: −$5,875
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $292/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in the Sydney floor plan is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The interior walls could use a fresh coat of paint. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the interior look more inviting and modern
• Both Replace the flooring — Hardwood floors are durable and can increase both resale and rental value
• Resale Upgrade the kitchen appliances — Modern appliances can attract more buyers and renters
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make the interior look more inviting and modern ↑
• Both Replace the flooring — Hardwood floors are durable and can increase both resale and rental value ↑
• Resale Upgrade the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ 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 — 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: Sarpy County · 161,202 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 17,529
• Household income: $143,604
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 339.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Iranian 3% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -108.83%
• Current HPI: 242.6423
• Rent YoY: ▲ 1.87%
• 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

-1.7% since first listed

8 events — show timeline

• 2026-02-11 Price Changed $284,990 Zillow
• 2026-01-24 Price Changed $279,990 Zillow
• 2026-01-21 Price Changed $276,990 Zillow
• 2025-02-05 Price Changed $282,990 Zillow
• 2024-09-24 Price Changed $284,990 Zillow
• 2024-09-24 Price Changed $289,990 Zillow
• 2024-09-24 Price Changed $284,990 Zillow
• 2024-06-07 Listed $289,990 Zillow