3101 Washington St #73 · Bellevue, NE 68005

$100,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 27 Days on market

Built 1996 0.25 ac lot Est $92k · 8% over

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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 +8.9/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• ARV discount +3.8/15.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and affordable, this 3-bedroom, 2-bath mobile home in Bellevue sits on a rare double lot, offering plenty of outdoor space for relaxation or entertaining. The property features an oversized shed, perfect for storage or hobbies. With its convenient location this is a must see!

Key facts

• Cabinet space
• Ensuite bath
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• FRESH COUNTERS
• CABINET SPACE
• EXTRA-LARGE MASTER BEDROOM
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.3% in Bellevue — 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 88/100 on livability (#1 in NE, #206 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute D+.
• Bellevue Public Schools (suburban): math 47% / reading 49% proficiency, ranked #67 of 111 in NE (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Betz Elementary School (math 32% / reading 27%, grade F, #427 of 502 statewide, top 87%, 285 students, 72% FRL); Bellevue Mission Middle School (math 38% / reading 41%, grade F, #86 of 128 statewide, top 73%, 391 students, 51% FRL); Bellevue East Sr High School (math 36% / reading 41%, grade F, #199 of 261 statewide, top 77%, 1,423 students, 46% FRL) — zoned schools average 56% FRL vs 25% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Bellevue Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.3%/yr); 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,612 units permitted in Sarpy County in 2024 (364 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sarpy County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) 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.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3101 Washington St #73	0.00mi	3/2.0	1,680 (0%)	2mo	$95,000	$57	99
2902 Hancock St	0.18mi	3/2.0	1,512 (-10%)	1mo	$83,000	$55	74
2902 Hancock St Lot 80	0.18mi	3/2.0	1,512 (-10%)	9mo	$78,500	$52	68

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.65×
• Total profit: $18,302
• Equity at exit: $14,910

10-year hold

• IRR: 26.0%
• Equity multiple: 3.51×
• Total profit: $70,211
• Equity at exit: $8,646

Cash invested: $28,000 (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 68005

• Rents YoY: 5.3%
• Active inventory: 84
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $491

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 W 29th Ave Bellevue, NE	2.0	2.0	1160	$1,200	$1.03	1d	1	0.33mi
2304 Jackson St Bellevue, NE	3.0	2.0	1636	$1,650	$1.01	43d	1	0.66mi

Listing history 4 events

1. 2026-03-16
   status Pending
2. 2026-02-17
   listed $100,000 New
3. 2025-03-31
   soldstatus $75,000 Sold 285-char remark

   Show marketing remark (285 chars)

   Spacious and affordable, this 3-bedroom, 2-bath mobile home in Bellevue sits on a rare double lot, offering plenty of outdoor space for relaxation or entertaining. The property features an oversized shed, perfect for storage or hobbies. With its convenient location this is a must see!

4. 2025-01-29
   listed $90,000 New 285-char remark

   Show marketing remark (285 chars)

   Spacious and affordable, this 3-bedroom, 2-bath mobile home in Bellevue sits on a rare double lot, offering plenty of outdoor space for relaxation or entertaining. The property features an oversized shed, perfect for storage or hobbies. With its convenient location this is a must see!

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$1,222/yr (+$102/mo · 240.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,693
• − Mortgage interest: −$5,602
• − Property taxes: −$508
• − Insurance: −$500
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,909
• Taxable income: $4,503
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,806/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: Bellevue Public Schools
• NCES district ID: 3103810
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $62,859
• Composite: 42.36/100
• National rank: #3248
• State rank: #67 of 111 in NE

Livability — Bellevue

• Score: 88/100
• State rank: #1
• US rank: #206

Category grades

Amenities A+ Commute D+ 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: Bellevue, NE
• County: Sarpy County · 161,202 people
• City population: 55,788
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 21,984
• Household income: $66,551
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 725.0

Population outlook (Sarpy County) Hauer SSP2

• Today (2025): 211,769 people
• By 2030: 229,365 · +8.3%
• By 2040: 264,122 · +24.7%
• By 2050: 298,087 · +40.8%
• By 2075: 381,667 · +80.2%
• By 2100: 448,180 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Two or more races 10% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada, United Kingdom, South Korea
• Languages at home: 88% English-only · Spanish 7% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Sarpy

• 2024 margin: R (+11.7) · D 43.5% · R 55.2% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -15.9pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+11.2 2016: R+21.8 2012: R+23.6 2008: R+15.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.94%
• Current HPI: 247.6885
• Rent YoY: ▲ 5.30%
• 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

+11.1% since first listed

4 events — show timeline

• 2026-03-16 Pending — GPRMLS
• 2026-02-17 Listed $100,000 GPRMLS
• 2025-03-31 Sold (MLS) $75,000 GPRMLS
• 2025-01-29 Listed $90,000 GPRMLS

Property tax history

-3.9%/yr

Latest (2025): $508 · -57.2% YoY. Source: county tax records.