9 Countryside Ct · Aurora, NE 68818

$80,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 140 Days on market

Built 1998

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Impressive updated mobile home is a tremendous value. Check out the large primary suite with convient walk-in shower. The bedrooms are spacious. Large kitchen with updated appliances. The large living room and dinning provides open floor plan. The backyard is fully fenced in. The lot lease is $365 a month and includes large shed with electricity. Sellers to find suitable housing.

Key facts

• Updated appliances
• Open floor plan
• Large kitchen

Tags

• LARGE PRIMARY SUITE
• WALK-IN SHOWER
• LARGE KITCHEN
• UPDATED APPLIANCES
• OPEN FLOOR PLAN
• FULLY FENCED BACKYARD

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 $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#14 in NE, #1,333 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Aurora Public Schools (town): math 53% / reading 60% proficiency, ranked #29 of 111 in NE (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 47 units permitted in Hamilton County in 2024 (8 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $80k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $6,684
• Equity at exit: $11,928

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $31,165
• 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 68818

• Home prices YoY: -27.3%
• Active inventory: 27
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $308

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $364	-5% $336	+0% $308	+5% $281	+10% $253
Rent	-10% $222	-5% $265	+0% $308	+5% $351	+10% $394
Rate	-1.0pp $349	-0.5pp $329	base $308	+0.5pp $287	+1.0pp $266

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: —

Listing history 6 events

1. 2026-06-02
   status $80,000 Pending 140 DOM
2. 2026-06-01
   days on market $80,000 Active 140 DOM
3. 2026-05-31
   days on market $80,000 Active 139 DOM
4. 2026-05-30
   days on market $80,000 Active 138 DOM
5. 2026-01-12
   listed $80,000 Active 387-char remark

   Show marketing remark (387 chars)

   This Impressive updated mobile home is a tremendous value. Check out the large primary suite with convient walk-in shower. The bedrooms are spacious. Large kitchen with updated appliances. The large living room and dinning provides open floor plan. The backyard is fully fenced in. The lot lease is $365 a month and includes large shed with electricity. Sellers to find suitable housing.

6. 2009-06-03
   soldstatus $32,000

ⓘ 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

• 🌡 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: $13,080
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,327
• Taxable income: $2,578
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,080/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: Aurora Public Schools
• NCES district ID: 3103360
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $55,532
• Composite: 48.68/100
• National rank: #2103
• State rank: #29 of 111 in NE

Livability — Aurora

• Score: 81/100
• State rank: #14
• US rank: #1333

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, NE
• Population (ZIP): 5,596

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 9,378 people
• By 2030: 9,448 · +0.7%
• By 2040: 9,536 · +1.7%
• By 2050: 9,575 · +2.1%
• By 2075: 10,358 · +10.4%
• By 2100: 10,504 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.1%
• 2008→2024 swing: -17.5pp toward R · 2008: -42.9pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+59.0 2012: R+50.7 2008: R+42.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.35%
• Current HPI: 249.0646
• Rent YoY: —
• Metro: —
• 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

+150.0% since first listed

2 events — show timeline

• 2026-01-12 Listed $80,000 GIBOR
• 2009-06-03 Sold (Public Records) $32,000 Public Records

Property tax history

-11.1%/yr

Latest (2025): $106 · -41.5% YoY. Source: county tax records.