4044 N 127th Ct · Omaha, NE 68164

$79,000

3 bd · 2.0 ba · 1,216 sqft · Other · 1 Days on market

Built 2003 Fair condition

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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
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2 full bathroom mobile home offers a comfortable layout with a good amount of space and natural light throughout. Inside, the main living area opens into the kitchen, creating an easy flow that works well for everyday living. Skylights help bring in extra light, giving the home a brighter feel. The rooms are nicely sized, including a primary bedroom with a large corner soaking tub in the bathroom. Outside, there is a covered two-car carport along with additional space for parking. Overall, this home offers a solid mix of space, functionality, and value.

Key facts

• Built 2003

Property features AI

Exterior

• Home design: Built in 2003
• Construction: Living area approximately 1,216
• Exterior features: Located in the Northwest Omaha subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 18.6% 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.
• Market conditions: Rents rising fast (+7.4%/yr); 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $79,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.78%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.4% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 3.10×
• Total profit: $46,539
• Equity at exit: $11,779

10-year hold

• IRR: 53.4%
• Equity multiple: 7.44×
• Total profit: $142,396
• Equity at exit: $6,830

Cash invested: $22,120 (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: 115
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $807

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 48%

Sensitivity live

Price	-10% $862	-5% $834	+0% $807	+5% $780	+10% $752
Rent	-10% $672	-5% $739	+0% $807	+5% $875	+10% $942
Rate	-1.0pp $847	-0.5pp $827	base $807	+0.5pp $787	+1.0pp $766

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	3d	8	0.83mi
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	4d	13	0.85mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	3d	52	1.10mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	15d	1	1.21mi
12511 Patrick Cir Omaha, NE	4.0	2.5	1474	$2,200	$1.49	24d	1	1.26mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	3d	17	1.33mi
11724 Norwick Plz Omaha, NE	2.0	2.0	924	$1,350	$1.46	3d	6	1.33mi
12021 Decatur Plz Omaha, NE	1.0–2.0	1.0	888	$1,605	$1.81	3d	14	1.48mi

Listing history 1 events

1. 2026-05-26
   listed $79,000 Active

ⓘ 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

• 🌊 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: $20,551
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$2,298
• Taxable income: $8,959
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,534/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 · 1 photo

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value.
• Both Clean windows — Clean windows can make the home appear more attractive and increase its value.
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal can make the home more attractive and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its value. ↑
• Both Clean windows — Clean windows can make the home appear more attractive and increase its value. ↑
• Both Landscaping and curb appeal — Improving the landscaping and curb appeal can make the home more attractive and increase its value. ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $79,000 FSBO.com