12636 Pratt Plz #255 · Omaha, NE 68164

$49,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 58 Days on market

Built 1974 $54/sqft · 16% above area Est $46k · 9% over $749/mo HOA · 53% of rent ↓ 9% since listing

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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 +14.7/30.0
• 1% rule +10.0/10.0
• DSCR +4.5/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Like new! Recently updated and extremely clean. Move in ready for a new family to create new memories. New front deck and carport. Walking distance to shopping and restaurants. Hablanos espanol.

Key facts

• Front deck
• Carport
• Built 1974

Tags

• FRONT DECK
• CARPORT
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• HOA & community: Association: Maple Estates; Monthly association fee of $749; Association fee includes use of clubhouse

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Phone service available
• Home design: Residential mobile home; Not new; Single-story; Built in 1974; Entry level on main floor
• Construction: Aluminum siding; No foundation
• Exterior features: Porch, patio, and covered deck; Composition roof

Interior

• Kitchen: Kitchen on main floor with luxury vinyl tile; Includes Range, Oven, Refrigerator
• Bedrooms: Master bedroom on main floor with luxury vinyl tile; Second bedroom on main floor with wall-to-wall carpeting; Living room on main floor with luxury vinyl tile
• Flooring: Luxury vinyl tile in main living areas and master bedroom; Carpet in secondary bedroom(s)
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: No fireplaces; Range, Oven, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $13 ($155/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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); 116 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.81% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 3.0

CMA / ARV

• ARV (median comp): $45,926
• List price: $49,900
• Delta: 8.65%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4008 N 127th Plz #70	0.21mi	2/1.0	924 (0%)	4mo	$40,000	$43	87
12603 Ruggles Plz #58	0.22mi	2/1.0	896 (-3%)	2mo	$17,699	$20	83
4007 N 127 Plz #78	0.19mi	2/2.0	924 (0%)	16mo	$32,000	$35	74
12631 Spaulding Plz #316	0.11mi	2/2.0	924 (0%)	22mo	$52,000	$56	73
12620 Manderson Plz #304	0.08mi	2/1.0	1,056 (+14%)	5mo	$43,000	$41	68
12809 Manderson Plz	0.08mi	2/1.0	1,056 (+14%)	6mo	$32,000	$30	68
12843 Aurora Plz #239	0.14mi	2/1.0	840 (-9%)	19mo	$18,000	$21	63
4424 N 127th Lot 25 Plz Lot 25	0.41mi	2/1.0	900 (-3%)	19mo	$34,000	$38	61
4024 N 127th Plz #74	0.23mi	3/2.0 (+1)	960 (+4%)	16mo	$28,500	$30	60
12821 Glenvale Plz #178	0.16mi	3/2.0 (+1)	1,056 (+14%)	2mo	$23,000	$22	58
12624 Manderson Plz	0.09mi	3/2.0 (+1)	1,059 (+15%)	21mo	$70,000	$66	44

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-307
• Equity at exit: $7,440

10-year hold

• IRR: 18.1%
• Equity multiple: 3.28×
• Total profit: $31,853
• Equity at exit: $4,314

Cash invested: $13,972 (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: 116
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$749
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $13

Break-even live

Break-even rent $1,385

Max offer price $49,900

Occupancy floor 94%

Sensitivity live

Price	-10% $47	-5% $30	+0% $13	+5% $-4	+10% $-22
Rent	-10% $-98	-5% $-42	+0% $13	+5% $68	+10% $124
Rate	-1.0pp $38	-0.5pp $26	base $13	+0.5pp $0	+1.0pp $-13

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	4d	8	0.65mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	4d	52	0.91mi
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	5d	13	0.94mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	16d	1	1.10mi
2606 N 115th Ct Omaha, NE	1.0	1.0	861	$912	$1.06	45d	1	1.16mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	4d	17	1.24mi
12021 Decatur Plz Omaha, NE	1.0–2.0	1.0	888	$1,605	$1.81	4d	14	1.27mi
11724 Norwick Plz Omaha, NE	2.0	2.0	924	$1,350	$1.46	4d	6	1.43mi
3816 109th Plz Unit 03-00020 Omaha, NE	1.0	1.0	670	$910	$1.36	16d	1	1.48mi
3816 109th Plz Unit 16-11011 Omaha, NE	2.0	2.5	1085	$1,440	$1.33	16d	1	1.48mi
3816 109th Plz Unit 02-00001 Omaha, NE	1.0	1.0	680	$920	$1.35	25d	1	1.48mi
3816 109th Plz Unit 15-11006 Omaha, NE	1.0	1.5	870	$1,140	$1.31	25d	1	1.48mi
3816 109th Plz Unit 22-03810 Omaha, NE	1.0	1.0	850	$1,130	$1.33	25d	1	1.48mi
3816 109th Plz Unit 23-03821 Omaha, NE	2.0	1.5	1030	$1,340	$1.30	25d	1	1.48mi
1506 N 120th St Omaha, NE	1.0–2.0	1.0–2.0	975	$1,400	$1.44	45d	1	1.48mi
14465 Sprague Ct Unit 303 Omaha, NE	1.0	1.0	966	$1,132	$1.17	45d	1	1.49mi

HOA detail

• Monthly dues: $749 · $8,988/yr

Listing history 16 events

1. 2026-06-21
   days on market $49,900 Active 58 DOM
2. 2026-06-18
   days on market $49,900 Active 55 DOM
3. 2026-06-17
   days on market $49,900 Active 54 DOM
4. 2026-06-16
   days on market $49,900 Active 53 DOM
5. 2026-06-15
   days on market $49,900 Active 52 DOM
6. 2026-06-13
   days on market $49,900 Active 50 DOM
7. 2026-06-10
   days on market $49,900 Active 47 DOM
8. 2026-06-09
   days on market $49,900 Active 46 DOM
9. 2026-06-08
   days on market $49,900 Active 45 DOM
10. 2026-06-07
    days on market $49,900 Active 44 DOM
11. 2026-06-03
    days on market $49,900 Active 40 DOM
12. 2026-06-03
    days on market $49,900 Active 39 DOM
13. 2026-06-01
    days on market $49,900 Active 38 DOM
14. 2026-06-01
    days on market $49,900 Active 37 DOM
15. 2026-05-12
    price $49,900 194-char remark
16. 2026-04-24
    listed $55,000 New 194-char remark

ⓘ 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: $16,811
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$8,988
• − Depreciation: −$1,452
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $181/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: 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

-9.3% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $49,900 GPRMLS
• 2026-04-24 Listed $55,000 GPRMLS

Property tax history

+0.8%/yr

Latest (2017): $97 · +1.3% YoY. Source: county tax records.