4067 S 150 Plz #243 · Omaha, NE 68137

$70,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 78 Days on market

Built 1988 $66/sqft · 33% above area Est $52k · 33% over $519/mo HOA · 35% of rent ↓ 11% since listing

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Why this score? — see what drove the C+ 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to a bright, welcoming living area that opens to the kitchen and dining space—ideal for casual meals or relaxing evenings. This cozy home features 3 bedrooms and 2 nicely remodeled bathrooms, offering both comfort and practicality. Tucked in a highly desired area, it’s a great place to settle in and make your own.

Key facts

• Bright living area
• Highly desired area
• Built 1988

Tags

• BRIGHT LIVING AREA
• KITCHEN AND DINING SPACE
• HIGHLY DESIRED AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Millard Public Schools (urban): math 58% / reading 60% proficiency, ranked #13 of 111 in NE (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.6%/yr); 113 active listings in the ZIP; 6 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 $484 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.13% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 3.9

CMA / ARV

• ARV (median comp): $52,436
• List price: $70,000
• Delta: 33.49%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15024 D Plaza Lot 60	0.21mi	2/2.0	1,056 (0%)	15mo	$38,500	$36	74
15016 Atlas Plz #228	0.06mi	3/2.0 (+1)	1,088 (+3%)	12mo	$60,000	$55	73
15170 D Plz	0.24mi	3/2.0 (+1)	1,040 (-2%)	7mo	$96,000	$92	71
15012 Atlas Plz #229	0.05mi	2/2.0	1,152 (+9%)	22mo	$67,000	$58	60

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.23×
• Total profit: $4,443
• Equity at exit: $10,437

10-year hold

• IRR: 16.3%
• Equity multiple: 2.41×
• Total profit: $27,562
• Equity at exit: $6,052

Cash invested: $19,600 (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 68137

• Rents YoY: 3.6%
• Active inventory: 113
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$29
• HOA: −$519
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $229

Break-even live

Break-even rent $1,202

Max offer price $70,000

Occupancy floor 80%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4865 Marshall Dr Unit 109 Omaha, NE	2.0	1.0	821	$995	$1.21	10d	1	1.01mi
3820 S 148th Ave Omaha, NE	1.0–3.0	1.0–2.0	1029	$1,798	$1.75	3d	20	1.07mi
15950 Wright Plz Omaha, NE	1.0–3.0	1.0–2.0	1032	$1,428	$1.38	2d	13	1.14mi
5380 S 156th Ct Omaha, NE	1.0–3.0	1.0–2.0	1088	$1,572	$1.45	2d	10	1.30mi
14735 W Plz Omaha, NE	1.0–3.0	1.0–1.5	1469	$1,320	$0.90	2d	12	1.41mi
2222 S 142nd Ct Omaha, NE	2.0	1.0–2.0	772	$1,320	$1.71	2d	20	1.45mi

HOA detail

• Monthly dues: $519 · $6,228/yr

Listing history 22 events

1. 2026-06-18
   status $70,000 Pending 78 DOM
2. 2026-06-18
   days on market $70,000 Active 78 DOM
3. 2026-06-17
   days on market $70,000 Active 77 DOM
4. 2026-06-16
   days on market $70,000 Active 76 DOM
5. 2026-06-15
   days on market $70,000 Active 75 DOM
6. 2026-06-13
   pricedays on market $70,000 Active 73 DOM
7. 2026-06-10
   days on market $80,000 Active 70 DOM
8. 2026-06-09
   days on market $80,000 Active 69 DOM
9. 2026-06-08
   days on market $80,000 Active 68 DOM
10. 2026-06-07
    days on market $80,000 Active 67 DOM
11. 2026-06-05
    days on market $80,000 Active 64 DOM
12. 2026-06-03
    days on market $80,000 Active 63 DOM
13. 2026-06-03
    days on market $80,000 Active 62 DOM
14. 2026-06-01
    days on market $80,000 Active 61 DOM
15. 2026-05-31
    days on market $80,000 Active 60 DOM
16. 2026-05-12
    price $80,000 339-char remark

    Show marketing remark (339 chars)

    Step inside to a bright, welcoming living area that opens to the kitchen and dining space—ideal for casual meals or relaxing evenings. This cozy home features 3 bedrooms and 2 nicely remodeled bathrooms, offering both comfort and practicality. Tucked in a highly desired area, it’s a great place to settle in and make your own.

17. 2026-03-30
    listed $84,000 New 339-char remark

    Show marketing remark (339 chars)

    Step inside to a bright, welcoming living area that opens to the kitchen and dining space—ideal for casual meals or relaxing evenings. This cozy home features 3 bedrooms and 2 nicely remodeled bathrooms, offering both comfort and practicality. Tucked in a highly desired area, it’s a great place to settle in and make your own.

18. 2026-03-27
    historical
19. 2026-03-01
    status Back On Market
20. 2026-01-28
    status Pending
21. 2025-11-18
    price $84,000
22. 2025-11-04
    listed $90,000 New

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: +$797/yr (+$66/mo · 192.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,909
• − Mortgage interest: −$3,921
• − Property taxes: −$414
• − Insurance: −$350
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$6,228
• − Depreciation: −$2,036
• Taxable income: $2,094
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $2,248/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: Millard Public Schools
• NCES district ID: 3173740
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $81,146
• Composite: 53.23/100
• National rank: #1500
• State rank: #13 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): 24,277
• Household income: $80,739
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 728.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Other Indo-European 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: ▼ -240.79%
• Current HPI: 231.568
• Rent YoY: ▲ 3.58%
• 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

-11.1% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $80,000 GPRMLS
• 2026-03-30 Listed $84,000 GPRMLS
• 2026-03-27 Listing Removed — GPRMLS
• 2026-03-01 Relisted — GPRMLS
• 2026-01-28 Pending — GPRMLS
• 2025-11-18 Price Changed $84,000 GPRMLS
• 2025-11-04 Listed $90,000 GPRMLS

Property tax history

+2.9%/yr

Latest (2025): $414 · -1.0% YoY. Source: county tax records.