4124 N 127 Plz #40 · Omaha, NE 68164

$35,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 60 Days on market

Built 1975 $38/sqft · 8% below area Est $38k · 8% under $734/mo HOA · 53% of rent ↓ 12% since listing

---

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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable homeownership opportunities like this don’t come around often— If you’ve been waiting for a budget-friendly option that doesn’t sacrifice comfort or updates, this is one to see. This centrally located 3-bedroom, 1-bath home has been thoughtfully refreshed and is move-in ready. Inside, you’ll love the expanded living room that offers extra space to relax or gather, along with an updated kitchen, refreshed bathroom, fresh paint and newer flooring throughout. Step outside to enjoy a recently built deck - perfect for morning coffee or evening unwinding. The property also includes a storage shed and four parking spaces, with two covered carport spots for added convenience. Located in a community that offers access to a pool and fitness center, you’ll enjoy amenities that make everyday living even better. Financing options available. Schedule your showing today.

Key facts

• Centrally located
• Expanded living room
• Refreshed bathroom

Tags

• CENTRALLY LOCATED
• EXPANDED LIVING ROOM
• UPDATED KITCHEN
• REFRESHED BATHROOM
• RECENTLY BUILT DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 115 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $242 of loan paydown is wiped out by about $1k 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 + 7.4% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($34k) 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.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.96% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 2.1

CMA / ARV

• ARV (median comp): $38,000
• List price: $35,000
• Delta: -7.89%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4008 N 127th Plz #70	0.09mi	2/1.0	924 (0%)	4mo	$40,000	$43	92
12603 Ruggles Plz #58	0.12mi	2/1.0	896 (-3%)	2mo	$17,699	$20	88
4007 N 127 Plz #78	0.10mi	2/2.0	924 (0%)	16mo	$32,000	$35	78
4424 N 127th Lot 25 Plz Lot 25	0.14mi	2/1.0	900 (-3%)	19mo	$34,000	$38	74
12631 Spaulding Plz #316	0.20mi	2/2.0	924 (0%)	22mo	$52,000	$56	68
4024 N 127th Plz #74	0.06mi	3/2.0 (+1)	960 (+4%)	16mo	$28,500	$30	68
12620 Manderson Plz #304	0.22mi	2/1.0	1,056 (+14%)	5mo	$43,000	$41	62
12809 Manderson Plz	0.25mi	2/1.0	1,056 (+14%)	6mo	$32,000	$30	60
12821 Glenvale Plz #178	0.19mi	3/2.0 (+1)	1,056 (+14%)	2mo	$23,000	$22	56
12843 Aurora Plz #239	0.31mi	2/1.0	840 (-9%)	19mo	$18,000	$21	55
12624 Manderson Plz	0.22mi	3/2.0 (+1)	1,059 (+15%)	21mo	$70,000	$66	38

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 · 7.4% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.06×
• Total profit: $10,412
• Equity at exit: $5,219

10-year hold

• IRR: 36.6%
• Equity multiple: 6.26×
• Total profit: $51,566
• Equity at exit: $3,026

Cash invested: $9,800 (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 68164

• Rents YoY: 7.4%
• Active inventory: 115
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$15
• HOA: −$734
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $145

Break-even live

Break-even rent $1,201

Max offer price $35,000

Occupancy floor 85%

Sensitivity live

Price	-10% $165	-5% $155	+0% $145	+5% $135	+10% $125
Rent	-10% $35	-5% $90	+0% $145	+5% $200	+10% $254
Rate	-1.0pp $162	-0.5pp $154	base $145	+0.5pp $136	+1.0pp $127

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	3d	13	0.77mi
3203 N 121st Plz Omaha, NE	1.0–2.0	1.0–2.0	1060	$1,694	$1.60	3d	8	0.84mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	3d	52	1.12mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	15d	1	1.18mi
11724 Norwick Plz Omaha, NE	2.0	2.0	924	$1,350	$1.46	3d	6	1.25mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	3d	17	1.30mi
2606 N 115th Ct Omaha, NE	1.0	1.0	861	$912	$1.06	44d	1	1.34mi
14465 Sprague Ct Unit 303 Omaha, NE	1.0	1.0	966	$1,132	$1.17	44d	1	1.48mi
3816 109th Plz Unit 16-11011 Omaha, NE	2.0	2.5	1085	$1,440	$1.33	15d	1	1.50mi
3816 109th Plz Unit 03-00020 Omaha, NE	1.0	1.0	670	$910	$1.36	15d	1	1.50mi
3816 109th Plz Unit 23-03821 Omaha, NE	2.0	1.5	1030	$1,340	$1.30	24d	1	1.50mi
3816 109th Plz Unit 15-11006 Omaha, NE	1.0	1.5	870	$1,140	$1.31	24d	1	1.50mi
3816 109th Plz Unit 22-03810 Omaha, NE	1.0	1.0	850	$1,130	$1.33	24d	1	1.50mi
3816 109th Plz Unit 02-00001 Omaha, NE	1.0	1.0	680	$920	$1.35	24d	1	1.50mi

HOA detail

• Monthly dues: $734 · $8,808/yr
• Likely covers: poolgym

Listing history 7 events

1. 2026-06-03
   statusdays on market $35,000 Pending 60 DOM
2. 2026-06-01
   days on market $35,000 Active 59 DOM
3. 2026-06-01
   days on market $35,000 Active 58 DOM
4. 2026-04-03
   listed $35,000 New 916-char remark

   Show marketing remark (916 chars)

   Affordable homeownership opportunities like this don’t come around often— If you’ve been waiting for a budget-friendly option that doesn’t sacrifice comfort or updates, this is one to see. This centrally located 3-bedroom, 1-bath home has been thoughtfully refreshed and is move-in ready. Inside, you’ll love the expanded living room that offers extra space to relax or gather, along with an updated kitchen, refreshed bathroom, fresh paint and newer flooring throughout. Step outside to enjoy a recently built deck - perfect for morning coffee or evening unwinding. The property also includes a storage shed and four parking spaces, with two covered carport spots for added convenience. Located in a community that offers access to a pool and fitness center, you’ll enjoy amenities that make everyday living even better. Financing options available. Schedule your showing today.

5. 2026-04-01
   historical
6. 2026-03-11
   price $37,500
7. 2026-02-13
   listed $40,000 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: $202 · $17/mo
• Projected year-2 tax: $606 · $50/mo
• Expected delta: +$403/yr (+$34/mo · 199.4%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,615
• − Mortgage interest: −$1,961
• − Property taxes: −$202
• − Insurance: −$175
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − HOA: −$8,808
• − Depreciation: −$1,018
• Taxable income: $1,793
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $1,308/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: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 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): 28,564
• Household income: $88,927
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 711.0

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -213.21%
• Current HPI: 221.9022
• Rent YoY: ▲ 7.40%
• 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

-12.5% since first listed

4 events — show timeline

• 2026-04-03 Listed $35,000 GPRMLS
• 2026-04-01 Listing Removed — GPRMLS
• 2026-03-11 Price Changed $37,500 GPRMLS
• 2026-02-13 Listed $40,000 GPRMLS

Property tax history

+3.9%/yr

Latest (2025): $202 · +3.4% YoY. Source: county tax records.