910 W 6th ST Lot 23 St · Papillion, NE 68046

$55,000

2 bd · 1.0 ba · 912 sqft · Manufactured public records · 20 Days on market

Built 1999 $685/mo HOA · 41% of rent

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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
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Condition! One owner, large mobile home on a beautiful lot! Large eat-in kitchen with bay window and all applicances stay! Large bathroom as well as Laundry - and the washer/dryer stays too!

Key facts

• Move-in ready
• Premium corner lot
• Walk-in shower

Tags

• PREMIUM CORNER LOT
• LARGE THREE-BAY WINDOW
• WALK-IN SHOWER
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $735

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Other number of levels; Built in 1999; 912 square feet of living area; Not new / not a model
• Construction: Other foundation
• Exterior features: Shed(s) on property

Interior

• Bedrooms: Master bedroom on the main floor; Second bedroom on the main floor
• Bathrooms: 1 bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: No fireplaces; Main floor master bedroom; Additional bedroom on main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.6% in Papillion — 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 85/100 on livability (#4 in NE, #482 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F.
• Papillion La Vista Community Schools (suburban): math 54% / reading 58% proficiency, ranked #23 of 111 in NE (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Tara Heights Elementary School (math 54% / reading 60%, grade C+, #136 of 502 statewide, top 31%, 437 students, 33% FRL); La Vista Middle School (math 48% / reading 56%, grade C+, #43 of 128 statewide, top 36%, 716 students, 33% FRL); Papillion La Vista South Hs (math 59% / reading 61%, grade C+, #48 of 261 statewide, top 18%, 1,965 students, 20% FRL).
• Market conditions: Rents rising (+1.5%/yr); 624 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,612 units permitted in Sarpy County in 2024 (364 in 5+ unit buildings).
• This rent is only 17% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 1.5% rent growth), your $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $55k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $54,175 (1.5% below list)

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. 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?
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: 3.00% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.36×
• Total profit: $5,551
• Equity at exit: $8,201

10-year hold

• IRR: 16.3%
• Equity multiple: 2.18×
• Total profit: $18,131
• Equity at exit: $4,755

Cash invested: $15,400 (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 68046

• Home prices YoY: -34.3%
• Rents YoY: 1.5%
• Active inventory: 624
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$288
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$23
• HOA: −$685
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $258

Break-even live

Break-even rent $1,324

Max offer price $55,000

Occupancy floor 79%

Sensitivity live

Price	-10% $289	-5% $274	+0% $258	+5% $243	+10% $227
Rent	-10% $128	-5% $193	+0% $258	+5% $324	+10% $389
Rate	-1.0pp $286	-0.5pp $272	base $258	+0.5pp $244	+1.0pp $230

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 W 6th St Papillion, NE	1.0–2.0	1.0–2.0	1302	$2,401	$1.84	5d	35	0.24mi
10532 S 97th Ct Papillion, NE	2.0	1.0–2.0	975	$2,101	$2.15	5d	32	0.78mi
806 1/2 Janes View St Papillion, NE	1.0–2.0	1.0–2.0	800	$1,184	$1.48	5d	8	0.82mi
8211 S 87th Plz La Vista, NE	1.0–3.0	1.0–2.0	947	$1,341	$1.42	4d	48	0.98mi
8220 S 87th St La Vista, NE	1.0–2.0	1.0–1.5	799	$1,070	$1.34	5d	8	1.09mi
9501 Brentwood Dr La Vista, NE	1.0–3.0	1.0–2.0	1251	$2,135	$1.71	4d	8	1.10mi
9824 Hillcrest Plz La Vista, NE	1.0–3.0	1.0–2.0	1017	$1,895	$1.86	4d	113	1.12mi
8500 Granville Pkwy Unit 9-935 La Vista, NE	1.0	1.0	850	$950	$1.12	5d	1	1.39mi
8500 Granville Pkwy Unit 6-623 La Vista, NE	1.0	1.0	850	$975	$1.15	25d	1	1.39mi
8500 Granville Pkwy Unit 8-827 La Vista, NE	1.0	1.0	850	$980	$1.15	25d	1	1.39mi
8500 Granville Pkwy La Vista, NE	1.0–2.0	1.0–1.5	1000	$1,350	$1.35	16d	4	1.39mi

HOA detail

• Monthly dues: $685 · $8,220/yr

Listing history 19 events

1. 2026-06-22
   days on market $55,000 Active 20 DOM
2. 2026-06-18
   days on market $55,000 Active 17 DOM
3. 2026-06-17
   days on market $55,000 Active 16 DOM
4. 2026-06-16
   days on market $55,000 Active 15 DOM
5. 2026-06-15
   days on market $55,000 Active 14 DOM
6. 2026-06-13
   days on market $55,000 Active 12 DOM
7. 2026-06-13
   days on market $55,000 Active 11 DOM
8. 2026-06-10
   days on market $55,000 Active 9 DOM
9. 2026-06-09
   days on market $55,000 Active 8 DOM
10. 2026-06-08
    days on market $55,000 Active 7 DOM
11. 2026-06-07
    statusdays on market $55,000 Active 6 DOM
12. 2026-06-05
    days on market $55,000 New 3 DOM
13. 2026-06-03
    days on market $55,000 New 2 DOM
14. 2026-06-01
    pricestatusdays on marketlisting id $55,000 New 1 DOM
15. 2026-05-31
    days on market $58,000 Active 24 DOM
16. 2026-05-07
    listed $61,000 New
17. 2011-06-17
    soldstatus $26,925 201-char remark

    Show marketing remark (201 chars)

    Perfect Condition! One owner, large mobile home on a beautiful lot! Large eat-in kitchen with bay window and all applicances stay! Large bathroom as well as Laundry - and the washer/dryer stays too!

18. 2011-06-14
    historical 201-char remark

    Show marketing remark (201 chars)

    Perfect Condition! One owner, large mobile home on a beautiful lot! Large eat-in kitchen with bay window and all applicances stay! Large bathroom as well as Laundry - and the washer/dryer stays too!

19. 2010-08-28
    listed $27,500 201-char remark

    Show marketing remark (201 chars)

    Perfect Condition! One owner, large mobile home on a beautiful lot! Large eat-in kitchen with bay window and all applicances stay! Large bathroom as well as Laundry - and the washer/dryer stays too!

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$357/yr (+$30/mo · 60.0%)

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

Climate risk First Street

• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,811
• − Mortgage interest: −$3,081
• − Property taxes: −$595
• − Insurance: −$275
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$8,220
• − Depreciation: −$1,600
• Taxable income: $2,870
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $2,411/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: Papillion La Vista Community Schools
• NCES district ID: 3175270
• Math proficiency: 54% ▼ -2.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $72,684
• Composite: 49.92/100
• National rank: #1937
• State rank: #23 of 111 in NE

Livability — Papillion

• Score: 85/100
• State rank: #4
• US rank: #482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sarpy County · 161,202 people
• City population: 35,085
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 35,085
• Household income: $116,907
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 565.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2%

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: ▼ -116.80%
• Current HPI: 223.4436
• Rent YoY: ▲ 1.52%
• 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

+121.8% since first listed

4 events — show timeline

• 2026-05-07 Listed $61,000 GPRMLS
• 2011-06-17 Sold (MLS) $26,925 GPRMLS
• 2011-06-14 Listing Removed — GPRMLS
• 2010-08-28 Listed $27,500 GPRMLS

Property tax history

+2.2%/yr

Latest (2025): $595 · +32.0% YoY. Source: county tax records.