3977 S 150th Plz #254 · Omaha, NE 68144

$112,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 81 Days on market

Built 2019 Good condition 1,456 sqft lot $77/sqft · 113% above area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2019 modern double wide home found in the Meadowbrook Estates community. Updated and move in ready, this home offers neutral colors throughout and a kitchen island with plenty of storage. The primary bathroom features a large soaking tub, lots of storage and a large shower. In the primary bedroom enjoy a walk in closet. With quick access to Zorinsky Lake, lots of trails and recreational facilities and I80. The monthly lot rent includes access to a clubhouse with a pool. Application to Meadowbrook Estates and approval is required for residence.

Key facts

• 1,456 sq ft lot
• Community pool
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 110 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $778 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.59% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.72%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $53,781
• List price: $112,500
• Delta: 109.18%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15162 D Plz #38	0.20mi	3/2.0	1,404 (-4%)	1mo	$65,000	$46	83
15053 Howe Plz	0.11mi	3/2.5	1,586 (+9%)	20mo	$55,000	$35	61
15107 Atlas Plz #15	0.19mi	3/2.0	1,248 (-14%)	13mo	$60,000	$48	56

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.67×
• Total profit: $21,245
• Equity at exit: $16,774

10-year hold

• IRR: 24.7%
• Equity multiple: 3.04×
• Total profit: $64,279
• Equity at exit: $9,727

Cash invested: $31,500 (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 68144

• Rents YoY: 1.9%
• Active inventory: 110
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$590
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $649

Break-even live

Break-even rent $965

Max offer price $112,500

Occupancy floor 59%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3820 S 148th Ave Omaha, NE	1.0–3.0	1.0–2.0	1029	$2,195	$2.13	3d	20	1.00mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,725	$1.67	2d	13	1.08mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	19d	1	1.28mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	3d	10	1.36mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	3d	20	1.39mi
5723 S 152nd Avenue Cir Omaha, NE	3.0	3.0	1866	$2,100	$1.13	43d	1	1.40mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	3d	12	1.48mi
14010 Dorcas Plz Omaha, NE	1.0–2.0	1.0–2.0	720	$1,771	$2.46	2d	25	1.49mi

Listing history 6 events

1. 2026-06-03
   days on market $112,500 Active 81 DOM
2. 2026-06-01
   days on market $112,500 Active 80 DOM
3. 2026-05-31
   days on market $112,500 Active 79 DOM
4. 2026-04-11
   status Back On Market 572-char remark

   Show marketing remark (572 chars)

   Welcome to this 2019 modern double wide home found in the Meadowbrook Estates community. Updated and move in ready, this home offers neutral colors throughout and a kitchen island with plenty of storage. The primary bathroom features a large soaking tub, lots of storage and a large shower. In the primary bedroom enjoy a walk in closet. With quick access to Zorinsky Lake, lots of trails and recreational facilities and I80. The monthly lot rent includes access to a clubhouse with a pool. Application to Meadowbrook Estates and approval is required for residence.

5. 2026-02-26
   status Pending 572-char remark

   Show marketing remark (572 chars)

   Welcome to this 2019 modern double wide home found in the Meadowbrook Estates community. Updated and move in ready, this home offers neutral colors throughout and a kitchen island with plenty of storage. The primary bathroom features a large soaking tub, lots of storage and a large shower. In the primary bedroom enjoy a walk in closet. With quick access to Zorinsky Lake, lots of trails and recreational facilities and I80. The monthly lot rent includes access to a clubhouse with a pool. Application to Meadowbrook Estates and approval is required for residence.

6. 2026-01-28
   listed $112,500 New 572-char remark

   Show marketing remark (572 chars)

   Welcome to this 2019 modern double wide home found in the Meadowbrook Estates community. Updated and move in ready, this home offers neutral colors throughout and a kitchen island with plenty of storage. The primary bathroom features a large soaking tub, lots of storage and a large shower. In the primary bedroom enjoy a walk in closet. With quick access to Zorinsky Lake, lots of trails and recreational facilities and I80. The monthly lot rent includes access to a clubhouse with a pool. Application to Meadowbrook Estates and approval is required for residence.

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,946 · $162/mo
• Expected delta: +$436/yr (+$36/mo · 28.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,441
• − Mortgage interest: −$6,302
• − Property taxes: −$1,510
• − Insurance: −$562
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,273
• Taxable income: $6,363
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,259/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2019 modern double-wide home is move-in ready and offers neutral colors throughout. It has a good condition score and requires minimal cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both Replace worn-out flooring — New flooring can improve the overall look and feel of the home
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both Replace worn-out flooring — New flooring can improve the overall look and feel of the home ↑
• Both Update kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑

ⓘ 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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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

• Census place: Omaha, NE
• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 25,732
• Household income: $83,576
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1113.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 5% · Canada, United Kingdom, South Korea
• Languages at home: 92% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -228.19%
• Current HPI: 249.064
• Rent YoY: ▲ 1.95%
• 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

3 events — show timeline

• 2026-04-11 Relisted — GPRMLS
• 2026-02-26 Pending — GPRMLS
• 2026-01-28 Listed $112,500 GPRMLS

Property tax history

-1.0%/yr

Latest (2025): $1,510 · -1.0% YoY. Source: county tax records.