20213 Veterans Dr · Omaha, NE 68022

$265,000

3 bd · 1.5 ba · 1,255 sqft · SingleFamily public records · 29 Days on market

Built 1998 Fair condition 5,663 sqft lot Garage $211/sqft · 5% above area Est $381k · 30% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.5/30.0
• Schools +7.2/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow!! Fantastic opportunity in Elkhorn! Roomy 3 Bedrooms, 2 Bathrooms and all newer appliances included. New carpet throughout, new paint, updated bathroom upstairs, new laminate flooring, 3 year old roof & blinds included. Kitchen opens to the family room with gas fireplace. Basement with egress window ready for finishing or storage. Backs to a nice green area. Close to amenities and schools.

Key facts

• Close to parks
• Backyard
• Close to dining

Tags

• FINISHED LOWER LEVEL
• BACKYARD
• ELKHORN SCHOOL DISTRICT
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $60 ($719/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (14.7% below list).
• Recommended offer: $226k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.0% 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 fast (+4.2%/yr); 1153 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $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

• It's been on market 29 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $173k; list at $265k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $225,933 (14.7% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $380,914
• List price: $265,000
• Delta: -29.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 N 207th St	0.52mi	3/2.0	1,174 (-6%)	1mo	$275,500	$235	62
20056 Piney Creek Dr	1.06mi	2/2.0 (-1)	1,250 (-0%)	4mo	$335,000	$268	54
2613 Piney Creek Dr	0.99mi	2/2.0 (-1)	1,250 (-0%)	6mo	$332,500	$266	52
1814 N 207th St	0.59mi	3/2.0	1,475 (+18%)	6mo	$301,000	$204	40
20055 Piney Creek Dr	1.03mi	2/2.0 (-1)	1,370 (+9%)	4mo	$407,500	$297	40
19913 Piney Creek Dr	1.04mi	2/3.0 (-1)	1,352 (+8%)	3mo	$469,975	$348	39
19620 Piney Creek Dr	1.11mi	2/2.0 (-1)	1,352 (+8%)	9mo	$469,725	$347	38
1340 N 216th St	1.11mi	3/2.0	1,457 (+16%)	1mo	$307,427	$211	37
19917 Piney Creek Dr	1.04mi	2/2.0 (-1)	1,352 (+8%)	10mo	$465,675	$344	36
19616 Piney Creek Dr	1.11mi	2/2.0 (-1)	1,352 (+8%)	12mo	$392,525	$290	35
2915 N 206 St	1.11mi	4/1.5 (+1)	1,451 (+16%)	5mo	$226,000	$156	31
19037 Morrissey Cir	1.10mi	4/3.0 (+1)	1,449 (+16%)	12mo	$275,000	$190	19

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-36,278
• Equity at exit: $39,512

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-14,692
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 5 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $315,000 ($224/sqft)
• Median days on market: 21 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +35.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 68022

• Home prices YoY: -33.9%
• Rents YoY: 4.2%
• Active inventory: 1153
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $60

Break-even live

Break-even rent $2,183

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $135	+0% $60	+5% $-15	+10% $-90
Rent	-10% $-119	-5% $-29	+0% $60	+5% $149	+10% $238
Rate	-1.0pp $193	-0.5pp $127	base $60	+0.5pp $-9	+1.0pp $-79

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20121 Veterans Dr Elkhorn, NE	4.0	1.5	1416	$2,250	$1.59	93d	1	0.05mi
1702 N 205th St Elkhorn, NE	2.0–3.0	2.5	1221	$2,228	$1.82	0d	6	0.45mi
1410 N 208th St Elkhorn, NE	3.0	2.5	1475	$2,195	$1.49	80d	1	0.46mi
1999 Veterans Dr Elkhorn, NE	1.0–3.0	1.0–2.0	1015	$2,880	$2.84	0d	23	0.48mi
109 S 204th St Elkhorn, NE	1.0–3.0	1.0–2.0	1100	$2,495	$2.27	0d	3	0.78mi
1011 N 192nd Ct Apt 103 Elkhorn, NE	3.0	2.0	1469	$1,895	$1.29	119d	1	0.83mi
1011 N 192nd Ct Apt 115 Elkhorn, NE	3.0	2.0	1469	$1,995	$1.36	119d	1	0.83mi
1010 N 192nd St Elkhorn, NE	1.0–2.0	1.0–2.0	912	$1,795	$1.97	0d	15	0.85mi
19551 Molly St Elkhorn, NE	1.0–3.0	1.0–2.0	1152	$2,685	$2.33	0d	29	0.89mi
19910 Lake Plz Elkhorn, NE	1.0–2.0	1.0–2.0	906	$1,536	$1.69	0d	12	0.98mi
6711 S 206th Ave Omaha, NE	1.0–3.0	1.0–2.0	1067	$2,157	$2.02	0d	1	1.29mi
501 N 186th Ave Elkhorn, NE	3.0	1.0–2.0	1016	$2,895	$2.85	7d	14	1.37mi
19050 Jackson Ct Elkhorn, NE	3.0	1.0–2.0	1100	$2,651	$2.41	0d	32	1.41mi
17551 Pinkney St Omaha, NE	1.0–2.0	1.0–2.0	946	$1,690	$1.79	0d	25	1.41mi
3333 N 212th Avenue Plz Elkhorn, NE	3.0	1.0–2.5	1113	$2,495	$2.24	0d	21	1.49mi

Property features AI

Exterior

• Parking: Attached garage (1 covered space / 1 garage space, total parking 1)
• Utilities: Public waterPublic sewer
• Home design: Two-story duplexProperty attached
• Construction: Built in 1998Concrete perimeter foundation
• Exterior features: PorchPatioLot roughly 0.13 acres (approx. 42 x 140)Lot up to 1/4 acre

Interior

• Kitchen: RangeRefrigeratorDishwasherMicrowave
• Bedrooms: Master bedroom on 2nd floorAdditional bedrooms on 2nd floorOne bedroom in the basement
• Bathrooms: Three total bathrooms (one full, one three-quarter, one half)Main level bathroom includedBasement bathroom included
• Heating & cooling: Natural gas forced air heatingCentral air conditioning
• Interior features: Finished basement with egressOne fireplace
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-24
   days on market $265,000 Active 29 DOM
2. 2026-09-23
   days on market $265,000 Active 28 DOM
3. 2026-09-22
   days on market $265,000 Active 27 DOM
4. 2026-09-21
   days on market $265,000 Active 26 DOM
5. 2026-09-20
   days on market $265,000 Active 25 DOM
6. 2026-09-19
   days on market $265,000 Active 24 DOM
7. 2026-09-18
   days on market $265,000 Active 23 DOM
8. 2026-09-17
   days on market $265,000 Active 22 DOM
9. 2026-09-16
   days on market $265,000 Active 21 DOM
10. 2026-09-15
    days on market $265,000 Active 20 DOM
11. 2026-09-14
    days on market $265,000 Active 19 DOM
12. 2026-09-13
    days on market $265,000 Active 18 DOM
13. 2026-09-12
    days on market $265,000 Active 17 DOM
14. 2026-09-11
    pricedays on market $265,000 Active 16 DOM
15. 2026-09-05
    days on market $270,000 Active 10 DOM
16. 2026-09-04
    days on market $270,000 Active 9 DOM
17. 2026-09-03
    days on market $270,000 Active 8 DOM
18. 2026-08-31
    statusdays on market $270,000 Active 5 DOM
19. 2026-08-30
    days on market $270,000 New 4 DOM
20. 2026-08-29
    days on market $270,000 New 3 DOM
21. 2026-08-28
    days on market $270,000 New 2 DOM
22. 2026-08-26
    pricestatusdays on marketlisting id $270,000 New 1 DOM
23. 2026-08-25
    days on market $275,000 Active 14 DOM
24. 2026-08-24
    days on market $275,000 Active 13 DOM
25. 2026-08-23
    days on market $275,000 Active 12 DOM
26. 2026-08-22
    days on market $275,000 Active 11 DOM
27. 2026-08-21
    days on market $275,000 Active 10 DOM
28. 2026-08-20
    days on market $275,000 Active 9 DOM
29. 2026-08-19
    days on market $275,000 Active 8 DOM
30. 2026-08-18
    days on market $275,000 Active 7 DOM
31. 2026-08-17
    days on market $275,000 Active 6 DOM
32. 2026-08-16
    statusdays on market $275,000 Active 5 DOM
33. 2026-08-15
    days on market $275,000 New 4 DOM
34. 2026-08-14
    days on market $275,000 New 3 DOM
35. 2026-08-13
    days on market $275,000 New 2 DOM
36. 2026-08-12
    pricestatusdays on marketlisting id $275,000 New 1 DOM
37. 2026-08-11
    days on market $280,000 Active 53 DOM
38. 2026-08-10
    days on market $280,000 Active 52 DOM
39. 2026-08-09
    days on market $280,000 Active 51 DOM
40. 2026-08-08
    days on market $280,000 Active 50 DOM
41. 2026-08-07
    days on market $280,000 Active 49 DOM
42. 2026-08-06
    days on market $280,000 Active 48 DOM
43. 2026-08-05
    days on market $280,000 Active 47 DOM
44. 2026-08-04
    days on market $280,000 Active 46 DOM
45. 2026-08-03
    days on market $280,000 Active 45 DOM
46. 2026-07-31
    days on market $280,000 Active 42 DOM
47. 2026-07-30
    days on market $280,000 Active 41 DOM
48. 2026-07-30
    days on market $280,000 Active 40 DOM
49. 2026-07-28
    pricedays on market $280,000 Active 39 DOM
50. 2026-07-26
    days on market $285,000 Active 37 DOM

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $4,584 · $382/mo
• Expected delta: +$1,887/yr (+$157/mo · 69.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $27,112
• − Mortgage interest: −$14,844
• − Property taxes: −$2,698
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$7,709
• Taxable loss: −$3,802
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $1,632/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $31,375–$56,475 screening

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and landscaping can significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet Counters laminate Appliances white HVAC central · new lt5

Repairs flagged

• Minor Carpet in living areas — The carpet appears worn and could be replaced for a fresh look.
• Minor Landscaping — The lawn needs trimming and the landscaping could be improved with some additional plants and shrubs.

Value-add opportunities

• Resale Painting the exterior — Painting the exterior can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Landscaping — A well-maintained and landscaped yard can attract more renters and increase the property's rental value. ↑
• Both Re-carpeting the living areas — Re-carpeting can improve the appearance of the living areas and make the home more appealing to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 72/100

Zoned Schools

Elementary West Dodge Station Elementary A NE #15/502 Nat'l #1,658/41,679 Middle Elkhorn Middle School A- NE #10/128 Nat'l #1,272/14,009 High Elkhorn High School B+ NE #10/261 Nat'l #1,629/17,239

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

A Composite livability gradescore 84/100

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

• Census place: Omaha, NE
• County: Douglas County · 625,245 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 36,538
• Household income: $148,111
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Asian 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Portuguese 3% Romanian 3% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% Other Asian/Pacific 1% Spanish 1%

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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: ▼ -102.67%
• Current HPI: 200.1245
• Rent YoY: ▲ 4.25%
• Metro: Omaha-Council Bluffs, NE-IA
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Property features AI

Exterior

• Parking: Attached garage (1 covered space / 1 garage space, total parking 1)
• Utilities: Public waterPublic sewer
• Home design: Two-story duplexProperty attached
• Construction: Built in 1998Concrete perimeter foundation
• Exterior features: PorchPatioLot roughly 0.13 acres (approx. 42 x 140)Lot up to 1/4 acre

Interior

• Kitchen: RangeRefrigeratorDishwasherMicrowave
• Bedrooms: Master bedroom on 2nd floorAdditional bedrooms on 2nd floorOne bedroom in the basement
• Bathrooms: Three total bathrooms (one full, one three-quarter, one half)Main level bathroom includedBasement bathroom included
• Heating & cooling: Natural gas forced air heatingCentral air conditioning
• Interior features: Finished basement with egressOne fireplace
• Laundry & utility: WasherDryer

Price history

+57.2% since first listed

10 events — show timeline

• 2026-08-11 Listing Removed — GPRMLS
• 2026-08-11 Listed $275,000 GPRMLS
• 2026-07-28 Price Changed $280,000 GPRMLS
• 2026-07-10 Price Changed $285,000 GPRMLS
• 2026-06-27 Price Changed $295,000 GPRMLS
• 2026-06-19 Listed $300,000 GPRMLS
• 2019-11-01 Sold (MLS) $173,000 GPRMLS
• 2019-10-15 Pending — GPRMLS
• 2019-09-25 Price Changed $174,500 GPRMLS
• 2019-09-25 Listed $174,900 GPRMLS

Property tax history

+0.0%/yr

Latest (2025): $2,698 · +14.0% YoY. Source: county tax records.