6409 N 169 St · Omaha, NE 68116

$383,300

4 bd · 3.0 ba · 1,910 sqft · Other · 74 Days on market

Built 2026 0.25 ac lot $10/mo HOA ↓ 1% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Austin by Celebrity Homes. A Grand Foyer welcomes you to this truly Open and Spacious Design. Once on the main floor, the Gathering Room is sure to impress with its’ high ceilings and Electric Linear Fireplace. An Eat-In Island Kitchen with Dining Area is perfect for a growing family. Need to entertain or just relax? The finished lower level includes a BEDROOM/OFFICE, ¾ BATH, AND A SEPARATE LAUNDRY ROOM! A “Hidden Gem” of the Austin is its’ upper-level Laundry Room…near the 3 bedrooms! Owner’s Suite is appointed with a walk-in closet, ¾ Bath with a Dual Vanity. Features of this 4 Bedroom, 3 Bath Home Include: Oversized 3 Car

Key facts

• Grand foyer
• Finished lower level
• 0.25 acre lot

Tags

• GRAND FOYER
• OPEN AND SPACIOUS DESIGN
• ELECTRIC LINEAR FIREPLACE
• EAT-IN ISLAND KITCHEN
• FINISHED LOWER LEVEL
• UPPER-LEVEL LAUNDRY ROOM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $383k.

Deal economics

• At list price, monthly cash flow is $-63 ($-750/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (27.5% below list).
• Recommended offer: $278k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Bennington Public Schools (rural): math 67% / reading 67% proficiency, ranked #3 of 111 in NE (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Anchor Pointe Elementary (math 65% / reading 71%, grade B+, #63 of 502 statewide, top 12%, 475 students, 8% FRL); Bennington Middle School (math 64% / reading 63%, grade B+, #13 of 128 statewide, top 10%, 410 students, 19% FRL); Bennington High School (math 66% / reading 70%, grade B, #21 of 261 statewide, top 8%, 1,002 students, 14% FRL).
• Market conditions: Rents rising (+2.5%/yr); 173 active listings in the ZIP; 7 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; 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 $3k of loan paydown is wiped out by about $11k 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 74 days — a 6% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,861 (27.5% 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 74 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-67,572
• Equity at exit: $57,151

10-year hold

• IRR: -11.0%
• Equity multiple: 0.35×
• Total profit: $-69,979
• Equity at exit: $33,141

Cash invested: $107,324 (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 68116

• Home prices YoY: -15.4%
• Rents YoY: 2.5%
• Active inventory: 173
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,779 high
• Mortgage (P&I): −$2,010
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$160
• HOA: −$10
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-63

Break-even live

Break-even rent $2,858

Max offer price $372,256

Occupancy floor 97%

Sensitivity live

Price	-10% $154	-5% $46	+0% $-63	+5% $-171	+10% $-279
Rent	-10% $-282	-5% $-172	+0% $-63	+5% $47	+10% $157
Rate	-1.0pp $131	-0.5pp $35	base $-63	+0.5pp $-162	+1.0pp $-263

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: $95,825
• Closing costs: $11,499
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7308 N 167th Ave Bennington, NE	4.0	3.0	2213	$3,000	$1.36	3d	1	0.57mi
6220 N 160th Ave Omaha, NE	1.0–3.0	1.0–2.5	1137	$2,690	$2.36	3d	13	0.76mi
16333 Potter St Bennington, NE	3.0	2.0	1618	$3,200	$1.98	3d	1	0.88mi
17214 Meredith Ave Unit LO Omaha, NE	4.0	3.0	2605	$3,100	$1.19	3d	1	1.20mi
4113 N 170th St Omaha, NE	3.0	2.0	1469	$2,150	$1.46	45d	1	1.41mi
17451 Tucker St Bennington, NE	3.0	3.5	2442	$3,100	$1.27	25d	1	1.44mi
15702 Fowler Plz Omaha, NE	3.0	1.0–2.0	981	$2,505	$2.55	3d	25	1.46mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: electric

Listing history 4 events

1. 2025-12-29
   status Pending
2. 2025-12-29
   price $380,400
3. 2025-12-25
   price $383,300
4. 2025-10-16
   listed $384,400 New

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $6,631 · $553/mo
• Expected delta: +$5,697/yr (+$475/mo · 609.9%)

ⓘ 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 1/10 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: $33,343
• − Mortgage interest: −$21,471
• − Property taxes: −$934
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − HOA: −$120
• − Depreciation: −$11,151
• Taxable loss: −$7,584
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $1,070/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: Bennington Public Schools
• NCES district ID: 3103990
• Math proficiency: 67% ▼ -6.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $87,771
• Composite: 60.5/100
• National rank: #843
• State rank: #3 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): 34,501
• Household income: $121,165
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 550.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Black 6% Hispanic / Latino 6% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Italian 3% Portuguese 3%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 3% Other Asian/Pacific 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: ▼ -40.81%
• Current HPI: 223.573
• Rent YoY: ▲ 2.54%
• 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

-1.0% since first listed

4 events — show timeline

• 2025-12-29 Pending — GPRMLS
• 2025-12-29 Price Changed $380,400 GPRMLS
• 2025-12-25 Price Changed $383,300 GPRMLS
• 2025-10-16 Listed $384,400 GPRMLS

Property tax history

+0.3%/yr

Latest (2025): $934 · +11.8% YoY. Source: county tax records.