15011 Atlas Plz #234 · Omaha, NE 68137

$90,000

3 bd · 2.0 ba · 1,377 sqft · Manufactured public records · 30 Days on market

Built 2014 Est $63k · 42% over $675/mo HOA · 35% of rent ↓ 5% since listing

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable and convenient living! The spacious front deck is perfect for relaxing mornings or evening gatherings, while the poured concrete patio in the side yard provides additional outdoor entertaining space. Located just steps from the community pool, you’ll love the easy access to summer fun and neighborhood amenities. With functional living space and great outdoor features, this home is a must-see!

Key facts

• Community pool
• Spacious front deck
• Garage

Tags

• SPACIOUS FRONT DECK
• POURED CONCRETE PATIO
• COMMUNITY POOL
• OUTDOOR ENTERTAINING SPACE

Property features AI

Finance

• HOA & community: Monthly association fee of $675; Association includes pool access and common area maintenance

Exterior

• Parking: Carport; Off-street parking; Has garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Not new (previously occupied); Single-story (main floor living)
• Construction: Built in 2014; Slab foundation
• Exterior features: Porch; Chain-link fence

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave
• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor; Third bedroom on the main floor
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: No basement; No fireplaces

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 $289 ($3k/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: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $88,650 (1.5% below list)

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: 2.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $63,342
• Comps found: 5

Show comp detail 5 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 (+2%)	1mo	$65,000	$46	86
15115 Howe Plz #108	0.14mi	3/2.0	1,216 (-12%)	1mo	$52,000	$43	73
3951 South 151 Plz #86	0.09mi	3/2.0	1,216 (-12%)	8mo	$35,000	$29	70
15058 Howe Plz	0.15mi	3/2.0	1,216 (-12%)	7mo	$58,500	$48	67
15107 Atlas Plz #15	0.14mi	3/2.0	1,248 (-9%)	13mo	$60,000	$48	67

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,344
• Equity at exit: $13,419

10-year hold

• IRR: 15.9%
• Equity multiple: 2.38×
• Total profit: $34,724
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$472
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$38
• HOA: −$675
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $289

Break-even live

Break-even rent $1,577

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• 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	1.07mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,725	$1.67	3d	13	1.14mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,815	$1.67	3d	10	1.30mi
13615 Spring St Omaha, NE	4.0	2.0	1500	$2,050	$1.37	19d	1	1.31mi
5723 S 152nd Avenue Cir Omaha, NE	3.0	3.0	1866	$2,100	$1.13	44d	1	1.34mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,680	$1.14	3d	12	1.41mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	3d	20	1.45mi

HOA detail

• Monthly dues: $675 · $8,100/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $90,000 Active 30 DOM
2. 2026-06-17
   price $90,000 Active 29 DOM
3. 2026-06-17
   days on market $95,000 Active 29 DOM
4. 2026-06-16
   days on market $95,000 Active 28 DOM
5. 2026-06-15
   days on market $95,000 Active 27 DOM
6. 2026-06-13
   days on market $95,000 Active 25 DOM
7. 2026-06-10
   days on market $95,000 Active 22 DOM
8. 2026-06-09
   days on market $95,000 Active 21 DOM
9. 2026-06-08
   days on market $95,000 Active 20 DOM
10. 2026-06-07
    days on market $95,000 Active 19 DOM
11. 2026-06-05
    days on market $95,000 Active 16 DOM
12. 2026-06-03
    days on market $95,000 Active 15 DOM
13. 2026-06-03
    days on market $95,000 Active 14 DOM
14. 2026-06-01
    days on market $95,000 Active 13 DOM
15. 2026-05-31
    days on market $95,000 Active 12 DOM
16. 2026-05-19
    listed $95,000 New
17. 2026-04-06
    status Pending
18. 2026-04-03
    historical
19. 2026-03-26
    price $95,000
20. 2026-03-06
    status Back On Market
21. 2026-02-17
    status Pending
22. 2026-02-12
    listed $100,000 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: $732 · $61/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$825/yr (+$69/mo · 112.7%)

ⓘ 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: $23,301
• − Mortgage interest: −$5,041
• − Property taxes: −$732
• − Insurance: −$450
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$8,100
• − Depreciation: −$2,618
• Taxable income: $2,631
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $2,831/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

-5.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $95,000 GPRMLS
• 2026-04-06 Pending — GPRMLS
• 2026-04-03 Listing Removed — GPRMLS
• 2026-03-26 Price Changed $95,000 GPRMLS
• 2026-03-06 Relisted — GPRMLS
• 2026-02-17 Pending — GPRMLS
• 2026-02-12 Listed $100,000 GPRMLS

Property tax history

-1.1%/yr

Latest (2016): $732 · -1.1% YoY. Source: county tax records.