15018 Atlas Ct #240 · Omaha, NE 68137

$80,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 7 Days on market

Built 1994 $77/sqft · 54% above area $560/mo HOA · 31% 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
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Airy, open, and full of charm, this 3-bedroom, 2-bath home offers a spacious feel from the moment you step inside. The large living room features vaulted ceilings that create an inviting, open atmosphere perfect for relaxing or entertaining. The primary suite also boasts vaulted ceilings, a walk-in closet, and a private full bath for added comfort. Two additional bedrooms and a second full bath provide flexibility for guests, work, or hobbies. Enjoy great curb appeal with a convenient carport out front. Located right next to the community pool and clubhouse, you'll love the easy access to amenities and a low-maintenance lifestyle!

Key facts

• Clubhouse
• Community pool
• Walk-in closet

Tags

• VAULTED CEILINGS
• WALK-IN CLOSET
• PRIVATE FULL BATH
• COMMUNITY POOL
• CLUBHOUSE
• CARPORT

Property features AI

Finance

• HOA & community: Community association (Meadowbrook Estate) with a monthly fee of $560; Association amenities include pool access, clubhouse, and common area maintenance

Exterior

• Parking: Carport (covered) providing one covered parking space; total parking for one vehicle; Detached/attached garage spaces listed as 1
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Residential manufactured home; Single-story (main floor living); Not new (built previously)
• Construction: Vinyl siding construction; Composition roof; Built in 1994; No foundation (listed as none)
• Exterior features: Chain link, wood, and iron fencing; Shed(s) on the property; Subdivided lot

Interior

• Kitchen: Range; Refrigerator; Microwave; Laminate flooring in kitchen
• Bedrooms: Master bedroom on main floor with vaulted/cathedral ceiling, ceiling fan, wall-to-wall carpeting and walk-in closet; Second bedroom on main floor with 9'+ ceiling, wall-to-wall carpeting and walk-in closet; Third bedroom on main floor with wall-to-wall carpeting
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: High ceilings; No basement; No fireplaces
• Laundry & utility: Laundry area with ceramic tile floor

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $362 ($4k/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 11.7% 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 31% 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: 2.27% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 3.7

CMA / ARV

• ARV (median comp): $51,934
• List price: $80,000
• Delta: 54.04%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15170 D Plz	0.20mi	3/2.0	1,040 (0%)	7mo	$96,000	$92	84
15016 Atlas Plz #228	0.04mi	3/2.0	1,088 (+5%)	12mo	$60,000	$55	81
15024 D Plaza Lot 60	0.19mi	2/2.0 (-1)	1,056 (+2%)	15mo	$38,500	$36	71
15012 Atlas Plz #229	0.04mi	2/2.0 (-1)	1,152 (+11%)	22mo	$67,000	$58	57

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $11,493
• Equity at exit: $11,928

10-year hold

• IRR: 22.5%
• Equity multiple: 3.03×
• Total profit: $45,528
• 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: 3.7×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$420
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$33
• HOA: −$560
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $362

Break-even live

Break-even rent $1,362

Max offer price $80,000

Occupancy floor 75%

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
4865 Marshall Dr Unit 109 Omaha, NE	2.0	1.0	821	$995	$1.21	10d	1	1.01mi
3820 S 148th Ave Omaha, NE	1.0–3.0	1.0–2.0	1029	$2,195	$2.13	3d	20	1.07mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,725	$1.67	2d	13	1.14mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	2d	10	1.30mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	19d	1	1.31mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	2d	12	1.41mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	2d	20	1.45mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: pool

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 638-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: $755 · $63/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$629/yr (+$52/mo · 83.3%)

ⓘ 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: $21,836
• − Mortgage interest: −$4,481
• − Property taxes: −$755
• − Insurance: −$400
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − HOA: −$6,720
• − Depreciation: −$2,327
• Taxable income: $3,659
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,463/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): 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

+7.0%/yr

Latest (2025): $755 · -1.0% YoY. Source: county tax records.