12811 Boyd Plz #6 · Omaha, NE 68164

$85,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 36 Days on market

Built 1983 Est $63k · 34% over $745/mo HOA · 43% of rent

---

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 +19.2/30.0
• 1% rule +10.0/10.0
• DSCR +6.1/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

AMA. Well-maintained mobile home with some updates featuring 3 bedrooms and 2 full bathrooms. The home offers a carport with parking for up to 3 vehicles, stone exterior accents with vinyl siding, and a storage shed. Interior features include updated flooring throughout, vinyl windows, and a spacious primary bedroom with a full bath featuring stone accents around the tub. Recent updates include a 2025 water heater, smart thermostat with phone control (2025), and a new digital door lock. 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 $740 per month and includes

Key facts

• Community pool
• Built 1983
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); Westview High School (743 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 42% at this address vs 24% district-wide (+18 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); 115 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $85k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $63,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12811 Boyd Plz #6	0.00mi	3/2.0	1,152 (0%)	1mo	$80,000	$69	99
12821 Glenvale Plz #178	0.15mi	3/2.0	1,056 (-8%)	2mo	$23,000	$22	77
3755 N 126th Plz #393	0.31mi	3/2.0	1,216 (+6%)	2mo	$75,000	$62	74
4032 N 127th Ct #347	0.12mi	2/2.0 (-1)	1,064 (-8%)	3mo	$36,000	$34	74
4208 N 127th Plz #38	0.11mi	2/2.0 (-1)	1,088 (-6%)	8mo	$82,000	$75	74
4211 N 127 Ct #98	0.11mi	2/2.0 (-1)	1,200 (+4%)	13mo	$56,000	$47	72
12820 Spaulding St #186	0.16mi	3/2.0	1,248 (+8%)	10mo	$69,000	$55	70
3821 N 126 Plz #384	0.29mi	3/2.0	1,216 (+6%)	12mo	$54,500	$45	67
3717 N 126th Plz #395	0.32mi	3/2.0	1,216 (+6%)	11mo	$75,000	$62	66
12809 Manderson Plz	0.23mi	2/1.0 (-1)	1,056 (-8%)	6mo	$32,000	$30	62
12620 Manderson Plz #304	0.25mi	2/1.0 (-1)	1,056 (-8%)	5mo	$43,000	$41	62
12838 Aurora Plz #220	0.24mi	3/1.0	1,068 (-7%)	20mo	$67,500	$63	56

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $439
• Equity at exit: $12,674

10-year hold

• IRR: 16.8%
• Equity multiple: 2.90×
• Total profit: $45,309
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$446
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$35
• HOA: −$745
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $92

Break-even live

Break-even rent $1,597

Max offer price $85,000

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $116	+0% $92	+5% $68	+10% $44
Rent	-10% $-44	-5% $24	+0% $92	+5% $160	+10% $227
Rate	-1.0pp $135	-0.5pp $113	base $92	+0.5pp $70	+1.0pp $47

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	3d	13	0.91mi
3203 N 121st Plz Omaha, NE	1.0–2.0	1.0–2.0	1060	$1,694	$1.60	3d	8	0.95mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	3d	52	1.22mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	15d	1	1.33mi
12511 Patrick Cir Omaha, NE	4.0	2.5	1474	$2,200	$1.49	24d	1	1.35mi
11724 Norwick Plz Omaha, NE	2.0	2.0	924	$1,350	$1.46	3d	6	1.38mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	3d	17	1.45mi

HOA detail

• Monthly dues: $745 · $8,940/yr
• Likely covers: waterpoolgym

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-03-16
   listed $85,000 New
3. 1997-02-20
   soldstatus $20,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,470 · $123/mo
• Expected delta: +$1,042/yr (+$87/mo · 242.8%)

ⓘ 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: $20,564
• − Mortgage interest: −$4,761
• − Property taxes: −$429
• − Insurance: −$425
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − HOA: −$8,940
• − Depreciation: −$2,473
• Taxable income: $245
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,043/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

+325.0% since first listed

3 events — show timeline

• 2026-04-21 Pending — GPRMLS
• 2026-03-16 Listed $85,000 GPRMLS
• 1997-02-20 Sold (Public Records) $20,000 Public Records