12405 Ann Dr · Blair, NE 68008

$70,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 37 Days on market

Built 2017 Poor condition Est $84k · 17% under

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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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

Key facts

• New siding
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.2% in Blair — 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 80/100 on livability (#25 in NE, #1,668 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Blair Community Schools (town): math 55% / reading 51% proficiency, ranked #46 of 111 in NE (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 186 active listings in the ZIP; 80 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $487 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $68,385 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.01% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.57%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12465 Ann Dr	0.06mi	3/2.0	1,160 (-9%)	1mo	$78,000	$67	81
12460 Ann Dr #39	0.06mi	3/2.0	1,216 (-5%)	10mo	$75,000	$62	80
12351 Earl Ave	0.13mi	3/2.0	1,216 (-5%)	14mo	$75,000	$62	74
8550 Thompson Dr #68	0.11mi	3/2.0	1,440 (+12%)	14mo	$95,000	$66	63

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: 34.7%
• Equity multiple: 2.47×
• Total profit: $29,004
• Equity at exit: $10,512

10-year hold

• IRR: 41.5%
• Equity multiple: 4.92×
• Total profit: $77,373
• Equity at exit: $6,096

Cash invested: $19,740 (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 68008

• Active inventory: 186
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$370
• Tax est. 1.5%: −$88 /mo · $1,058/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $634

Break-even live

Break-even rent $617

Max offer price $70,500

Occupancy floor 50%

Sensitivity live

Price	-10% $683	-5% $659	+0% $634	+5% $610	+10% $586
Rent	-10% $522	-5% $578	+0% $634	+5% $690	+10% $747
Rate	-1.0pp $670	-0.5pp $652	base $634	+0.5pp $616	+1.0pp $598

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: $17,625
• Closing costs: $2,115
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $70,500 Active 37 DOM
2. 2026-06-17
   days on market $70,500 Active 36 DOM
3. 2026-06-16
   days on market $70,500 Active 35 DOM
4. 2026-06-16
   price $70,500 Active 34 DOM
5. 2026-06-15
   days on market $76,500 Active 34 DOM
6. 2026-06-13
   days on market $76,500 Active 32 DOM
7. 2026-06-10
   days on market $76,500 Active 29 DOM
8. 2026-06-09
   days on market $76,500 Active 28 DOM
9. 2026-06-08
   days on market $76,500 Active 27 DOM
10. 2026-06-07
    days on market $76,500 Active 26 DOM
11. 2026-06-03
    days on market $76,500 Active 22 DOM
12. 2026-06-03
    days on market $76,500 Active 21 DOM
13. 2026-06-01
    days on market $76,500 Active 20 DOM
14. 2026-05-31
    days on market $76,500 Active 19 DOM
15. 2026-05-13
    price $76,500 330-char remark
16. 2026-05-12
    listed $85,000 Active 330-char remark
17. 2022-12-19
    soldstatus $52,000 Sold 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

18. 2022-10-26
    price $56,000 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

19. 2022-10-12
    price $60,000 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

20. 2022-10-12
    status Back On Market 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

21. 2022-09-28
    status Pending 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

22. 2022-09-20
    listed $65,000 Active - New 751-char remark

    Show marketing remark (751 chars)

    Contract pending. Great opportunity to own your own mobile home in Country Estates in Blair. This is a well-kept park in a nice location, all paved roads and a easy 25 minute drive to Omaha. There is a lot to offer in this mobile home built in 2017, 3 bed, 2 bath with kitchen, dining and living open concept. Solid vinyl windows and tons of natural light. Primary bedroom has a walk-in closet and a dual vanity in the bathroom. 2 other good-sized bedrooms with a full bath between them. Good looking LVP flooring in the kitchen and dining area. Laundry room conveniently located off the backdoor. Over 1200 square feet gives you plenty of space for family or entertaining in this place. Monthly lot dues are $360 which include water, sewer and trash.

23. 2018-07-19
    historical
24. 2018-06-06
    price $56,000
25. 2018-03-30
    listed $61,000 Active - New
26. 1999-08-24
    soldstatus $31,000
27. 1999-08-18
    historical
28. 1999-07-30
    listed $32,500

ⓘ 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

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,037
• − Mortgage interest: −$3,949
• − Property taxes: −$1,058
• − Insurance: −$352
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,051
• Taxable income: $6,901
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $5,957/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its exterior and landscaping to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major exterior windows — No visible windows
• Major exterior roof — No visible roof damage
• Major exterior foundation/structure — No visible foundation/structure
• Major exterior landscaping — Overgrown vegetation

Value-add opportunities

• Both exterior siding repair and replacement — Improves curb appeal and structural integrity
• Both exterior windows repair and replacement — Enhances energy efficiency and safety
• Both exterior roof repair and replacement — Prevents water damage and extends home life
• Both exterior landscaping and curb appeal — Enhances property value and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
exterior windows · No visible windows	Major	$15,000–50,000
exterior roof · No visible roof damage	Major	$15,000–50,000
exterior foundation/structure · No visible foundation/structure	Major	$15,000–50,000
exterior landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair and replacement — Improves curb appeal and structural integrity ↑
• Both exterior windows repair and replacement — Enhances energy efficiency and safety ↑
• Both exterior roof repair and replacement — Prevents water damage and extends home life ↑
• Both exterior landscaping and curb appeal — Enhances property value and aesthetics ↑

ⓘ 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: Blair Community Schools
• NCES district ID: 3104100
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $62,205
• Composite: 46.47/100
• National rank: #2439
• State rank: #46 of 111 in NE

Livability — Blair

• Score: 80/100
• State rank: #25
• US rank: #1668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,906

Population outlook (Washington County) Hauer SSP2

• Today (2025): 20,361 people
• By 2030: 20,293 · -0.3%
• By 2040: 19,861 · -2.5%
• By 2050: 19,080 · -6.3%
• By 2075: 17,987 · -11.7%
• By 2100: 16,240 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -26.3pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+40.3 2016: R+45.0 2012: R+37.1 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.43%
• Current HPI: 207.5425
• Rent YoY: —
• Metro: —
• 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

+116.9% since first listed

15 events — show timeline

• 2026-06-16 Price Changed $70,500 FSBO.com
• 2026-05-13 Price Changed $76,500 FSBO.com
• 2026-05-12 Listed $85,000 FSBO.com
• 2022-12-19 Sold (MLS) $52,000 GPRMLS
• 2022-10-26 Price Changed $56,000 GPRMLS
• 2022-10-12 Price Changed $60,000 GPRMLS
• 2022-10-12 Relisted — GPRMLS
• 2022-09-28 Pending — GPRMLS
• 2022-09-20 Listed $65,000 GPRMLS
• 2018-07-19 Listing Removed — GPRMLS
• 2018-06-06 Price Changed $56,000 GPRMLS
• 2018-03-30 Listed $61,000 GPRMLS
• 1999-08-24 Sold (MLS) $31,000 GPRMLS
• 1999-08-18 Listing Removed — GPRMLS
• 1999-07-30 Listed $32,500 GPRMLS