15025 E Plz #192 · Omaha, NE 68137

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 7 Days on market

Built 1986 Good condition $66/sqft · 54% above area $580/mo HOA · 32% of rent

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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 +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into easy living with this well-maintained manufactured home offering a bright, open-concept layout designed for comfort and convenience. Stylish LVP flooring flows through the living room and bedrooms, while the kitchen features durable vinyl flooring, stainless steel appliances, a gas range, and trendy open shelving. Enjoy peace of mind with newer windows and low-maintenance vinyl siding. The spacious primary suite includes a walk-in closet & full bath, complemented by two additional bedrooms and another full bathroom. Laundry on the main level adds everyday ease. Outside, a handy storage shed provides extra space for tools and gear. Lot fee includes access to the community poo

Key facts

• Newer windows
• Gas range
• Open shelving

Tags

• OPEN-CONCEPT LAYOUT
• STYLISH LVP FLOORING
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• OPEN SHELVING
• NEWER WINDOWS

Property features AI

Finance

• HOA & community: Community association with a monthly fee of $580 that includes pool access and clubhouse

Exterior

• Parking: Two covered parking spaces (parking total 2); No garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Electric on property
• Home design: Residential manufactured home on land; Not new (originally built in 1986)
• Construction: Vinyl siding; Composition roof; No foundation listed; Year built 1986
• Exterior features: Chain link fencing; Shed(s) on the property; Subdivided lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Kitchen with vinyl flooring
• Bedrooms: Master bedroom on main floor with walk-in closet and luxury vinyl plank flooring; Second bedroom on main floor with ceiling fan and luxury vinyl plank flooring; Third bedroom on main floor with luxury vinyl plank flooring
• Flooring: Luxury vinyl plank; Ceramic tile
• Bathrooms: Two full bathrooms, both on the main floor
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Ceiling fan(s) in bedrooms; No fireplaces
• Laundry & utility: Laundry area with ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 12.1% 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.
• 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.
• Zoned schools: Bryan Elementary School (math 37% / reading 42%, grade F, #346 of 502 statewide, top 74%, 381 students, 57% FRL); Harry Andersen Middle School (math 43% / reading 49%, grade D+, #60 of 128 statewide, top 48%, 911 students, 31% FRL); Millard South High School (math 51% / reading 54%, grade C-, #97 of 261 statewide, top 37%, 2,607 students, 36% FRL) — zoned schools average 41% FRL vs 13% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 59% district-wide (-13 pts) — the specific schools serving this property underperform the Millard Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 113 active listings in the ZIP; 7 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 $553 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $80,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.30% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 3.6

CMA / ARV

• ARV (median comp): $52,000
• List price: $80,000
• Delta: 53.85%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15115 Howe Plz #108	0.09mi	3/2.0	1,216 (0%)	1mo	$52,000	$43	95
3951 South 151 Plz #86	0.04mi	3/2.0	1,216 (0%)	8mo	$35,000	$29	92
15058 Howe Plz	0.10mi	3/2.0	1,216 (0%)	7mo	$58,500	$48	89
15107 Atlas Plz #15	0.11mi	3/2.0	1,248 (+3%)	13mo	$60,000	$48	80
15016 Atlas Plz #228	0.03mi	3/2.0	1,088 (-10%)	12mo	$60,000	$55	71
15012 Atlas Plz #229	0.05mi	2/2.0 (-1)	1,152 (-5%)	22mo	$67,000	$58	66
15170 D Plz	0.15mi	3/2.0	1,040 (-14%)	7mo	$96,000	$92	63
15024 D Plaza Lot 60	0.14mi	2/2.0 (-1)	1,056 (-13%)	15mo	$38,500	$36	54

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.58×
• Total profit: $12,945
• Equity at exit: $11,928

10-year hold

• IRR: 23.9%
• Equity multiple: 3.17×
• Total profit: $48,676
• Equity at exit: $6,917

Cash invested: $22,400 (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 68137

• Rents YoY: 3.6%
• Active inventory: 113
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$420
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$33
• HOA: −$580
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $384

Break-even live

Break-even rent $1,351

Max offer price $80,000

Occupancy floor 74%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	1.01mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,725	$1.67	2d	13	1.05mi
4865 Marshall Dr Unit 109 Omaha, NE	2.0	1.0	821	$995	$1.21	10d	1	1.09mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	19d	1	1.33mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	2d	10	1.34mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	2d	20	1.42mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	2d	12	1.49mi

HOA detail

• Monthly dues: $580 · $6,960/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-18
   days on market $80,000 Active 7 DOM
2. 2026-06-17
   days on market $80,000 Active 6 DOM
3. 2026-06-16
   days on market $80,000 Active 5 DOM
4. 2026-06-16
   status $80,000 Active 4 DOM
5. 2026-06-15
   days on market $80,000 New 4 DOM
6. 2026-06-13
   statusdays on marketlisting id $80,000 New 2 DOM
7. 2026-04-23
   listed $80,000 New 751-char remark

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$971/yr (+$81/mo · 235.5%)

ⓘ 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: $22,051
• − Mortgage interest: −$4,481
• − Property taxes: −$413
• − Insurance: −$400
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$6,960
• − Depreciation: −$2,327
• Taxable income: $3,942
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $3,667/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 75/100 Cosmetic rehab

This well-maintained manufactured home offers a bright, open-concept layout with good condition and minimal repairs needed. A fresh coat of paint and energy-efficient updates would significantly enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Modern fans improve air circulation and reduce energy costs
• Both Install LED light fixtures — LED lights are energy-efficient and provide better illumination

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Modern fans improve air circulation and reduce energy costs ↑
• Both Install LED light fixtures — LED lights are energy-efficient and provide better illumination ↑

ⓘ 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): 24,277
• Household income: $80,739
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 728.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% 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: ▼ -240.79%
• Current HPI: 231.568
• Rent YoY: ▲ 3.58%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $80,000 GPRMLS
• 2026-05-22 Listing Removed — GPRMLS
• 2026-04-23 Listed $80,000 GPRMLS

Property tax history

-9.5%/yr

Latest (2025): $413 · -1.0% YoY. Source: county tax records.