12803 Aurora Plz · Omaha, NE 68164

$95,000

3 bd · 1.0 ba · 1,080 sqft · Manufactured · 17 Days on market

Built 1997 Average condition 4,356 sqft lot $88/sqft · 94% above area

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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 +2.8/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained double-wide mobile home offering 3 bedrooms, 2 bathrooms, and plenty of outdoor charm! Nestled on a spacious lot with a circle drive, this property boasts some of the most amazing landscaping you’ll find—creating a peaceful and private setting. Enjoy the convenience of a 2-car carport, a spacious storage shed, and multiple outdoor entertaining areas including a covered deck, a beautiful gazebo, and a cozy firepit perfect for relaxing evenings. With its spacious layout and incredible outdoor amenities, this home offers comfort, functionality, and charm all in one!

Key facts

• Covered deck
• 2-car carport
• Circle drive

Tags

• DOUBLE-WIDE MOBILE HOME
• CIRCLE DRIVE
• 2-CAR CARPORT
• SPACIOUS STORAGE SHED
• OUTDOOR ENTERTAINING AREAS
• COVERED DECK

Property features AI

Exterior

• Parking: Two parking spaces total; Two covered spaces; Carport (2 spaces); Detached 2-car garage not specified
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Not new / not a model; Single-story; Entry and main living on main floor
• Construction: Built in 1997; Other foundation
• Exterior features: Patio; Covered deck; Exterior lighting; Shed(s); Public sidewalk; Located on a cul-de-sac in a subdivided city lot (up to 1/4 acre)

Interior

• Kitchen: Pantry; Laminate flooring; Range; Refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: Master bedroom on main floor with walk-in closet, ceiling fan, wall-to-wall carpeting, and window coverings; Additional bedrooms on main floor with wall-to-wall carpeting
• Flooring: Carpet; Laminate
• Bathrooms: Two bathrooms total, including one full master bath and one three-quarter bath
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Window coverings; 9'+ ceilings; Pantry; Lighting; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 8 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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $48,851
• List price: $95,000
• Delta: 94.47%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12809 Manderson Plz	0.04mi	2/1.0 (-1)	1,056 (-2%)	6mo	$32,000	$30	85
12821 Glenvale Plz #178	0.13mi	3/2.0	1,056 (-2%)	2mo	$23,000	$22	84
12620 Manderson Plz #304	0.11mi	2/1.0 (-1)	1,056 (-2%)	5mo	$43,000	$41	82
4032 N 127th Ct #347	0.18mi	2/2.0 (-1)	1,064 (-2%)	3mo	$36,000	$34	77
12811 Boyd Plz #6	0.27mi	3/2.0	1,152 (+7%)	1mo	$80,000	$69	72
4208 N 127th Plz #38	0.30mi	2/2.0 (-1)	1,088 (+1%)	8mo	$82,000	$75	69
3755 N 126th Plz #393	0.14mi	3/2.0	1,216 (+13%)	2mo	$75,000	$62	67
3717 N 126th Plz #395	0.13mi	3/2.0	1,216 (+13%)	11mo	$75,000	$62	60
4008 N 127th Plz #70	0.20mi	2/1.0 (-1)	924 (-14%)	4mo	$40,000	$43	58
3821 N 126 Plz #384	0.15mi	3/2.0	1,216 (+13%)	12mo	$54,500	$45	58
4211 N 127 Ct #98	0.31mi	2/2.0 (-1)	1,200 (+11%)	13mo	$56,000	$47	47
4007 N 127 Plz #78	0.20mi	2/2.0 (-1)	924 (-14%)	16mo	$32,000	$35	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: 31.2%
• Equity multiple: 2.39×
• Total profit: $36,907
• Equity at exit: $14,165

10-year hold

• IRR: 40.8%
• Equity multiple: 5.70×
• Total profit: $124,943
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $696

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 54%

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: $23,750
• Closing costs: $2,850
• 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	2d	8	0.69mi
2718 N 118th St Omaha, NE	1.0–2.0	1.0–2.0	944	$2,150	$2.28	2d	52	0.95mi
11851 Roanoke Blvd Omaha, NE	2.0	1.0–2.0	984	$1,865	$1.89	2d	13	0.98mi
12511 Patrick Cir Omaha, NE	4.0	2.5	1474	$2,200	$1.49	23d	1	1.06mi
11411 W Maple Rd Omaha, NE	1.0–2.0	1.0–1.5	875	$1,250	$1.43	14d	1	1.15mi
11402 Evans St Omaha, NE	1.0–2.0	1.0–2.0	962	$1,210	$1.26	2d	17	1.29mi
12021 Decatur Plz Omaha, NE	1.0–2.0	1.0	888	$1,605	$1.81	2d	14	1.30mi
11724 Norwick Plz Omaha, NE	2.0	2.0	924	$1,350	$1.46	2d	6	1.46mi

Listing history 2 events

1. 2026-05-11
   status Pending 625-char remark
2. 2026-04-24
   listed $95,000 New 625-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: $20,551
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$2,764
• Taxable income: $7,278
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,611/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 · 12 photos

Average 55/100 Moderate rehab

This double-wide mobile home offers a good layout and outdoor amenities, but requires some interior updates and maintenance to improve its condition and value.

Repairs flagged

• Minor Kitchen counters — Cluttered with items
• Minor Bathroom counters — Cluttered with items
• Minor Landscaping — Some areas could benefit from trimming and maintenance

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value
• Both Replace kitchen countertops — New countertops can enhance functionality and aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered with items	Minor	$500–3,000
Bathroom counters · Cluttered with items	Minor	$500–3,000
Landscaping · Some areas could benefit from trimming and maintenance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and value ↑
• Both Replace kitchen countertops — New countertops can enhance functionality and aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property 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

2 events — show timeline

• 2026-05-11 Pending — GPRMLS
• 2026-04-24 Listed $95,000 GPRMLS