15154 D Plz #40 · Omaha, NE 68144

$50,000

2 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 80 Days on market

Built 1984 $43/sqft · 6% below area Est $53k · 6% under $510/mo HOA · 36% of rent ↓ 37% since listing

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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
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the Meadowbrook Estates community, this single-wide home offers over 1,100 square feet of comfortable living space with 2 bedrooms and 2 full bathrooms. The home features a spacious living room that flows into the kitchen and dining area, creating an open, functional layout for everyday living and entertaining. The kitchen offers ample cabinet storage and counter space, with room to cook and gather. The primary bathroom includes a large soaking tub, double vanity, and separate shower — a rare find in this style of home. Step outside to a raised deck, perfect for grilling, relaxing, or enjoying morning coffee. The property also includes a private driveway, mature trees, and a backyard area with a shed for extra storage. Conveniently located within the Millard School District, this home is close to shopping, dining, Zorinsky Lake, and major roadways for easy commuting.

Key facts

• Double vanity
• Large soaking tub
• Private driveway

Tags

• SPACIOUS LIVING ROOM
• AMPLE CABINET STORAGE
• LARGE SOAKING TUB
• DOUBLE VANITY
• RAISED DECK
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Market conditions: Rents rising (+1.9%/yr); 110 active listings in the ZIP; 5 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 $346 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 + 1.9% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.80% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 3.0

CMA / ARV

• ARV (median comp): $53,109
• List price: $50,000
• Delta: -5.85%
• Verdict: FAIR
• Comps: 6 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	0.06mi	3/2.0 (+1)	1,216 (+6%)	1mo	$52,000	$43	78
15058 Howe Plz	0.06mi	3/2.0 (+1)	1,216 (+6%)	7mo	$58,500	$48	73
3951 South 151 Plz #86	0.11mi	3/2.0 (+1)	1,216 (+6%)	8mo	$35,000	$29	70
15012 Atlas Plz #229	0.19mi	2/2.0	1,152 (0%)	22mo	$67,000	$58	69
15170 D Plz	0.01mi	3/2.0 (+1)	1,040 (-10%)	7mo	$96,000	$92	68
15016 Atlas Plz #228	0.18mi	3/2.0 (+1)	1,088 (-6%)	12mo	$60,000	$55	64
15024 D Plaza Lot 60	0.14mi	2/2.0	1,056 (-8%)	15mo	$38,500	$36	63
15107 Atlas Plz #15	0.16mi	3/2.0 (+1)	1,248 (+8%)	13mo	$60,000	$48	59

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: 16.4%
• Equity multiple: 1.65×
• Total profit: $9,063
• Equity at exit: $7,455

10-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $26,864
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$262
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$21
• HOA: −$510
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $288

Break-even live

Break-even rent $1,036

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,428	$1.38	3d	13	0.93mi
3820 S 148th Ave Omaha, NE	1.0–3.0	1.0–2.0	1029	$1,798	$1.75	3d	20	0.96mi
4865 Marshall Dr Unit 109 Omaha, NE	2.0	1.0	821	$995	$1.21	10d	1	1.22mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,572	$1.45	3d	10	1.37mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	3d	20	1.41mi

HOA detail

• Monthly dues: $510 · $6,120/yr

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 80 DOM
2. 2026-06-17
   days on market $50,000 Active 79 DOM
3. 2026-06-16
   days on market $50,000 Active 78 DOM
4. 2026-06-15
   days on market $50,000 Active 77 DOM
5. 2026-06-13
   days on market $50,000 Active 75 DOM
6. 2026-06-10
   days on market $50,000 Active 72 DOM
7. 2026-06-09
   days on market $50,000 Active 71 DOM
8. 2026-06-08
   days on market $50,000 Active 70 DOM
9. 2026-06-07
   days on market $50,000 Active 69 DOM
10. 2026-06-05
    days on market $50,000 Active 66 DOM
11. 2026-06-03
    days on market $50,000 Active 65 DOM
12. 2026-06-03
    days on market $50,000 Active 64 DOM
13. 2026-06-01
    days on market $50,000 Active 63 DOM
14. 2026-05-31
    days on market $50,000 Active 62 DOM
15. 2026-05-03
    price $50,000 899-char remark

    Show marketing remark (899 chars)

    Nestled in the Meadowbrook Estates community, this single-wide home offers over 1,100 square feet of comfortable living space with 2 bedrooms and 2 full bathrooms. The home features a spacious living room that flows into the kitchen and dining area, creating an open, functional layout for everyday living and entertaining. The kitchen offers ample cabinet storage and counter space, with room to cook and gather. The primary bathroom includes a large soaking tub, double vanity, and separate shower — a rare find in this style of home. Step outside to a raised deck, perfect for grilling, relaxing, or enjoying morning coffee. The property also includes a private driveway, mature trees, and a backyard area with a shed for extra storage. Conveniently located within the Millard School District, this home is close to shopping, dining, Zorinsky Lake, and major roadways for easy commuting.

16. 2026-03-29
    listed $58,000 New 899-char remark

    Show marketing remark (899 chars)

    Nestled in the Meadowbrook Estates community, this single-wide home offers over 1,100 square feet of comfortable living space with 2 bedrooms and 2 full bathrooms. The home features a spacious living room that flows into the kitchen and dining area, creating an open, functional layout for everyday living and entertaining. The kitchen offers ample cabinet storage and counter space, with room to cook and gather. The primary bathroom includes a large soaking tub, double vanity, and separate shower — a rare find in this style of home. Step outside to a raised deck, perfect for grilling, relaxing, or enjoying morning coffee. The property also includes a private driveway, mature trees, and a backyard area with a shed for extra storage. Conveniently located within the Millard School District, this home is close to shopping, dining, Zorinsky Lake, and major roadways for easy commuting.

17. 2026-03-27
    historical
18. 2026-03-23
    price $58,000
19. 2026-02-25
    price $65,000
20. 2026-02-10
    price $72,000
21. 2026-01-26
    listed $79,000 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: $302 · $25/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: +$563/yr (+$47/mo · 186.4%)

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

Taxation est. · year 1

• Rental income: $16,797
• − Mortgage interest: −$2,801
• − Property taxes: −$302
• − Insurance: −$250
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$6,120
• − Depreciation: −$1,455
• Taxable income: $3,182
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $2,687/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

-36.7% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $50,000 GPRMLS
• 2026-03-29 Listed $58,000 GPRMLS
• 2026-03-27 Listing Removed — GPRMLS
• 2026-03-23 Price Changed $58,000 GPRMLS
• 2026-02-25 Price Changed $65,000 GPRMLS
• 2026-02-10 Price Changed $72,000 GPRMLS
• 2026-01-26 Listed $79,000 GPRMLS

Property tax history

-1.0%/yr

Latest (2015): $302 · -1.0% YoY. Source: county tax records.