15009 E Plz #188 · Omaha, NE 68144

$89,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 31 Days on market

Built 1985 1,216 sqft lot $594/mo HOA · 35% of rent

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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).

• Cash flow +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bathroom manufactured home offers comfort, space, and pride of ownership throughout. The home features a spacious living area, a functional kitchen, and a bonus 3 seasons room. The primary bedroom includes a primary bathroom, while the additional bedrooms provide flexibility for family, guests, or a home office. Recent care and upkeep are evident throughout making this home move-in ready. With a practical layout and inviting atmosphere, this property is a great opportunity for comfortable living.

Key facts

• Functional kitchen
• Move-in ready
• Primary bathroom

Tags

• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• BONUS 3 SEASONS ROOM
• PRIMARY BATHROOM
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Meadowbrook association; Monthly association fee of $594 covering common area maintenance

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Not new / not a model; Single-story (living area entirely above grade)
• Construction: Built in 1985; No foundation
• Exterior features: Shed(s)

Interior

• Kitchen: Range; Refrigerator; Freezer; Dishwasher; Microwave
• Bedrooms: Master bedroom on the main floor; All bedrooms on the main floor
• Bathrooms: Two total bathrooms (one full, one three-quarter); Both main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; Enclosed porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+1.9%/yr); 110 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $622 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.88% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $58,368
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15115 Howe Plz #108	0.11mi	3/2.0	1,216 (0%)	1mo	$52,000	$43	94
3951 South 151 Plz #86	0.06mi	3/2.0	1,216 (0%)	8mo	$35,000	$29	91
15058 Howe Plz	0.12mi	3/2.0	1,216 (0%)	7mo	$58,500	$48	89
15107 Atlas Plz #15	0.15mi	3/2.0	1,248 (+3%)	13mo	$60,000	$48	78
15016 Atlas Plz #228	0.02mi	3/2.0	1,088 (-10%)	12mo	$60,000	$55	72
15012 Atlas Plz #229	0.02mi	2/2.0 (-1)	1,152 (-5%)	22mo	$67,000	$58	67
15170 D Plz	0.17mi	3/2.0	1,040 (-14%)	7mo	$96,000	$92	62
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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-8,527
• Equity at exit: $13,404

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-3,375
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$594
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $116

Break-even live

Break-even rent $1,538

Max offer price $89,900

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $147	+0% $116	+5% $85	+10% $54
Rent	-10% $-17	-5% $50	+0% $116	+5% $183	+10% $250
Rate	-1.0pp $162	-0.5pp $139	base $116	+0.5pp $93	+1.0pp $69

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: $22,475
• Closing costs: $2,697
• 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	4d	20	1.00mi
4865 Marshall Dr Unit 109 Omaha, NE	2.0	1.0	821	$995	$1.21	11d	1	1.05mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,725	$1.67	4d	13	1.08mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	20d	1	1.28mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	4d	10	1.36mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	4d	20	1.39mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	4d	12	1.48mi
14010 Dorcas Plz Omaha, NE	1.0–2.0	1.0–2.0	720	$1,771	$2.46	4d	25	1.49mi

HOA detail

• Monthly dues: $594 · $7,128/yr

Listing history 16 events

1. 2026-06-21
   days on market $89,900 Active 31 DOM
2. 2026-06-18
   days on market $89,900 Active 28 DOM
3. 2026-06-17
   days on market $89,900 Active 27 DOM
4. 2026-06-16
   days on market $89,900 Active 26 DOM
5. 2026-06-15
   days on market $89,900 Active 25 DOM
6. 2026-06-13
   days on market $89,900 Active 23 DOM
7. 2026-06-10
   days on market $89,900 Active 20 DOM
8. 2026-06-09
   days on market $89,900 Active 19 DOM
9. 2026-06-08
   days on market $89,900 Active 18 DOM
10. 2026-06-07
    days on market $89,900 Active 17 DOM
11. 2026-06-05
    days on market $89,900 Active 14 DOM
12. 2026-06-03
    days on market $89,900 Active 13 DOM
13. 2026-06-03
    days on market $89,900 Active 12 DOM
14. 2026-06-01
    days on market $89,900 Active 11 DOM
15. 2026-05-31
    days on market $89,900 Active 10 DOM
16. 2026-05-21
    listed $89,900 New

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

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: $20,228
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − HOA: −$7,128
• − Depreciation: −$2,615
• Taxable income: $414
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,297/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: 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

1 event — show timeline

• 2026-05-21 Listed $89,900 GPRMLS