12845 Manderson Plz Lot 217 · Omaha, NE 68164

$54,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 1 Days on market

Built 1989 Good condition $51/sqft · 11% above area Est $49k · 11% over $780/mo HOA · 45% of rent ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• ARV discount +2.8/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath mobile home in Maplewood Estates 4-car parking and a storage shed. this home offers recent updates inside and out, including a new deck and stoop in 2025, newer plumbing with insulated lines and heat cables for freeze protection, vinyl windows, and updated light fixtures. The kitchen features a newer sink, newer lower cabinets, granite countertops, and backsplash. Both bathrooms were remodeled. Maplewood Estates amenities include an in-ground pool, fitness center, playground, basketball court, and park. Leased land approval is required for new owners. Current lot rent is $780 per month and includes water and sewer.

Key facts

• Vinyl windows
• Newer sink
• Newer plumbing

Tags

• NEW DECK
• NEWER PLUMBING
• VINYL WINDOWS
• UPDATED LIGHT FIXTURES
• NEWER SINK
• NEWER LOWER CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Cap rate 11.9% 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: Fullerton Magnet Center (math 37% / reading 47%, grade F, #319 of 502 statewide, top 68%, 458 students, 0% FRL); Alice Buffett Magnet Middle School (math 37% / reading 46%, grade F, #80 of 128 statewide, top 63%, 1,124 students, 0% FRL); Burke High School (math 28% / reading 38%, grade F, #226 of 261 statewide, top 87%, 1,915 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.
• Zoned-school proficiency averages 39% at this address vs 24% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Omaha Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.4%/yr); 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $373 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 + 7.4% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $54,000

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. 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: 3.22% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 2.6

CMA / ARV

• ARV (median comp): $48,851
• List price: $54,000
• Delta: 16.68%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12821 Glenvale Plz #178	0.09mi	3/2.0	1,056 (-1%)	2mo	$23,000	$22	93
4032 N 127th Ct #347	0.17mi	2/2.0 (-1)	1,064 (0%)	3mo	$36,000	$34	84
12809 Manderson Plz	0.07mi	2/1.0 (-1)	1,056 (-1%)	6mo	$32,000	$30	82
12620 Manderson Plz #304	0.17mi	2/1.0 (-1)	1,056 (-1%)	5mo	$43,000	$41	78
12811 Boyd Plz #6	0.22mi	3/2.0	1,152 (+8%)	1mo	$80,000	$69	75
4208 N 127th Plz #38	0.29mi	2/2.0 (-1)	1,088 (+2%)	8mo	$82,000	$75	71
3755 N 126th Plz #393	0.22mi	3/2.0	1,216 (+14%)	2mo	$75,000	$62	64
3717 N 126th Plz #395	0.22mi	3/2.0	1,216 (+14%)	11mo	$75,000	$62	57
4008 N 127th Plz #70	0.21mi	2/1.0 (-1)	924 (-13%)	4mo	$40,000	$43	56
3821 N 126 Plz #384	0.23mi	3/2.0	1,216 (+14%)	12mo	$54,500	$45	56
4007 N 127 Plz #78	0.22mi	2/2.0 (-1)	924 (-13%)	16mo	$32,000	$35	50
4211 N 127 Ct #98	0.29mi	2/2.0 (-1)	1,200 (+13%)	13mo	$56,000	$47	49

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 · 7.4% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.05×
• Total profit: $15,813
• Equity at exit: $8,052

10-year hold

• IRR: 35.8%
• Equity multiple: 5.79×
• Total profit: $72,499
• Equity at exit: $4,669

Cash invested: $15,120 (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 68164

• Rents YoY: 7.4%
• Active inventory: 117
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$283
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$22
• HOA: −$780
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $252

Break-even live

Break-even rent $1,418

Max offer price $54,000

Occupancy floor 80%

Sensitivity live

Price	-10% $282	-5% $267	+0% $252	+5% $237	+10% $221
Rent	-10% $115	-5% $183	+0% $252	+5% $321	+10% $389
Rate	-1.0pp $279	-0.5pp $266	base $252	+0.5pp $238	+1.0pp $224

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3203 N 121st Plz Omaha, NE	1.0–2.0	1.0–2.0	1060	$1,694	$1.60	5d	8	0.78mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	5d	52	1.02mi
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	5d	13	1.06mi
12511 Patrick Cir Omaha, NE	4.0	2.5	1474	$2,200	$1.49	26d	1	1.09mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	16d	1	1.25mi
12021 Decatur Plz Omaha, NE	1.0–2.0	1.0	888	$1,605	$1.81	5d	14	1.35mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	5d	17	1.40mi

HOA detail

• Monthly dues: $780 · $9,360/yr
• Likely covers: watersewercablepoolgym

Listing history 17 events

1. 2026-06-22
   pricestatusdays on marketlisting id $54,000 New 1 DOM
2. 2026-06-21
   days on market $57,000 Active 118 DOM
3. 2026-06-18
   days on market $57,000 Active 115 DOM
4. 2026-06-17
   days on market $57,000 Active 114 DOM
5. 2026-06-16
   days on market $57,000 Active 113 DOM
6. 2026-06-15
   days on market $57,000 Active 112 DOM
7. 2026-06-13
   days on market $57,000 Active 110 DOM
8. 2026-06-10
   days on market $57,000 Active 107 DOM
9. 2026-06-09
   days on market $57,000 Active 106 DOM
10. 2026-06-08
    days on market $57,000 Active 105 DOM
11. 2026-06-07
    days on market $57,000 Active 104 DOM
12. 2026-06-03
    days on market $57,000 Active 100 DOM
13. 2026-06-03
    days on market $57,000 Active 99 DOM
14. 2026-06-01
    days on market $57,000 Active 98 DOM
15. 2026-06-01
    days on market $57,000 Active 97 DOM
16. 2026-03-26
    price $57,000 656-char remark

    Show marketing remark (656 chars)

    Well-maintained 3-bedroom, 2-bath mobile home in Maplewood Estates 4-car parking and a storage shed. this home offers recent updates inside and out, including a new deck and stoop in 2025, newer plumbing with insulated lines and heat cables for freeze protection, vinyl windows, and updated light fixtures. The kitchen features a newer sink, newer lower cabinets, granite countertops, and backsplash. Both bathrooms were remodeled. Maplewood Estates amenities include an in-ground pool, fitness center, playground, basketball court, and park. Leased land approval is required for new owners. Current lot rent is $780 per month and includes water and sewer.

17. 2026-02-23
    listed $60,000 New 656-char remark

    Show marketing remark (656 chars)

    Well-maintained 3-bedroom, 2-bath mobile home in Maplewood Estates 4-car parking and a storage shed. this home offers recent updates inside and out, including a new deck and stoop in 2025, newer plumbing with insulated lines and heat cables for freeze protection, vinyl windows, and updated light fixtures. The kitchen features a newer sink, newer lower cabinets, granite countertops, and backsplash. Both bathrooms were remodeled. Maplewood Estates amenities include an in-ground pool, fitness center, playground, basketball court, and park. Leased land approval is required for new owners. Current lot rent is $780 per month and includes water and sewer.

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$516/yr (+$43/mo · 123.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,847
• − Mortgage interest: −$3,025
• − Property taxes: −$418
• − Insurance: −$270
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$9,360
• − Depreciation: −$1,571
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $2,335/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 · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Maplewood Estates offers recent updates and a new deck and stoop in 2025, making it a good investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters.
• Resale Interior updates to common areas — Improves the home's aesthetic and could increase its resale value.
• Rental Landlord approval process — Ensures compliance with rental regulations and protects the landlord's interests.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters. ↑
• Resale Interior updates to common areas — Improves the home's aesthetic and could increase its resale value. ↑
• Rental Landlord approval process — Ensures compliance with rental regulations and protects the landlord's interests. ↑

ⓘ 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): 28,564
• Household income: $88,927
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 711.0

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -213.21%
• Current HPI: 221.9022
• Rent YoY: ▲ 7.40%
• 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

2 events — show timeline

• 2026-03-26 Price Changed $57,000 GPRMLS
• 2026-02-23 Listed $60,000 GPRMLS

Property tax history

+29.6%/yr

Latest (2025): $418 · +3.4% YoY. Source: county tax records.