3701 Mckinley St Unit 12A · Omaha, NE 68112

$95,000

3 bd · 2.0 ba · 1,178 sqft · Manufactured public records · 9 Days on market

Built 2014 Good condition Est $85k · 12% over $639/mo HOA · 40% of rent

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Why this score? — see what drove the D 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 +15.6/30.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Take a LOOK at this MOVE-IN READY, UPDATED, and beautifully maintained 3-bedroom, 2-bath home offering comfortable one-level living in a well-kept, professionally managed community. The spacious kitchen features newly added additional cabinetry for extra storage. Appliances included (Range, Fridge, microwave, dishwasher, washer, dryer). The primary living spaces are designed for easy everyday living, while the main bath showcases a brand-new walk-in shower. New window coverings too! Outside, enjoy the convenience of a covered carport, storage shed, and a NEW motorized awning perfect for relaxing on summer evenings on the patio. Standout FEATURE - A BRAND NEW HVAC system just installed for a

Key facts

• New walk in shower
• Updated
• Covered carport

Tags

• MOVE IN READY
• UPDATED
• ONE LEVEL LIVING
• ADDITIONAL CABINETRY
• NEW WALK IN SHOWER
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Part of Town and County Mobile Park association; Monthly association fee of $639

Exterior

• Parking: Carport with one covered space (1-car); One total parking space
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Not new (previously occupied); Built in 2014
• Construction: Other type of foundation
• Exterior features: Patio; Covered deck; Shed(s)

Interior

• Bedrooms: Master bedroom on main floor; Second bedroom on main floor; Third bedroom on main floor
• Bathrooms: Two bathrooms total; One full bathroom; One three-quarter (3/4) master bathroom; Two bathrooms on the main level
• Heating & cooling: Natural gas 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 $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($472/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 6.8% 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.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Florence Elementary School (math 22% / reading 32%, grade F, #438 of 502 statewide, top 88%, 251 students, 0% FRL); North High School (math 21% / reading 25%, grade F, #247 of 261 statewide, top 95%, 1,796 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 57 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $95,000

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.69% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $84,816
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3701 Mckinley St Unit 12A	0.01mi	3/2.0	1,178 (0%)	21mo	$85,000	$72	82
3701 Mckinley St Unit 2B	0.09mi	3/2.0	1,184 (+0%)	22mo	$58,000	$49	76
3701 Mckinley St Unit 9B	0.09mi	2/2.0 (-1)	1,056 (-10%)	7mo	$87,500	$83	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-12,511
• Equity at exit: $14,165

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-6,141
• Equity at exit: $8,214

Cash invested: $26,600 (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 68112

• Home prices YoY: -29.4%
• Active inventory: 57
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$40
• HOA: −$639
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $39

Break-even live

Break-even rent $1,555

Max offer price $95,000

Occupancy floor 93%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9510 N 31st St Omaha, NE	3.0	2.0	1228	$1,500	$1.22	10d	1	0.57mi
3366 Craig Ave Omaha, NE	4.0	1.0	1250	$1,511	$1.21	19d	1	1.02mi
3138 Weber Cir Omaha, NE	2.0	1.0	750	$1,200	$1.60	43d	1	1.25mi
3030 Ernst St Omaha, NE	3.0	2.0	1500	$1,500	$1.00	2d	1	1.42mi

HOA detail

• Monthly dues: $639 · $7,668/yr

Listing history 8 events

1. 2026-06-18
   days on market $95,000 Active 9 DOM
2. 2026-06-17
   price $95,000 Active 8 DOM
3. 2026-06-17
   days on market $98,500 Active 8 DOM
4. 2026-06-16
   days on market $98,500 Active 7 DOM
5. 2026-06-15
   statusdays on market $98,500 Active 6 DOM
6. 2026-06-13
   days on market $98,500 New 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $98,500 New 1 DOM

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$1,026/yr (+$86/mo · 166.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,254
• − Mortgage interest: −$5,321
• − Property taxes: −$617
• − Insurance: −$475
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − HOA: −$7,668
• − Depreciation: −$2,764
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $634/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready, updated manufactured home offers comfortable one-level living in a well-kept community. It features a new HVAC system, walk-in shower, and motorized awning, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Upgrading flooring to hardwood or tile — Improves aesthetics and durability
• Both Updating kitchen cabinets and countertops — Modernizes the space and adds value
• Both Upgrading bathrooms with modern fixtures — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Upgrading flooring to hardwood or tile — Improves aesthetics and durability ↑
• Both Updating kitchen cabinets and countertops — Modernizes the space and adds value ↑
• Both Upgrading bathrooms with modern fixtures — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 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): 12,071
• Household income: $56,159
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 385.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -105.85%
• Current HPI: 254.385
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-09 Listed $98,500 GPRMLS