2621 7th St · Columbus, NE 68601

$187,500

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 49 Days on market

Built 1952 $117/sqft · 16% above area Est $200k · 6% under

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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 +25.5/30.0
• ARV discount +10.4/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5-story home full of potential and priced to sell! This 3-bedroom, 1.5-bath property offers over 1,200 sq ft above ground plus an additional 780 sq ft in the basement—plenty of space to make it your own. Two bedrooms are conveniently located on the main level, with a spacious third bedroom upstairs, along with a bonus room perfect for an office, playroom, or flex space. You’ll love the opportunity to bring the original wood floors back to life—refinish them and instantly elevate the home’s character and value. A single-car detached garage adds convenience, while recent updates include a partial roof replacement in 2020, with the remaining portion completed prior to current ownership. Windows are also newer. With a little TLC, this home is a fantastic opportunity for homeowners or investors alike. All of this at a price point under $200,000—don’t miss your chance to build equity and make it your own!

Key facts

• Original wood floors
• Newer windows
• Garage

Tags

• ORIGINAL WOOD FLOORS
• PARTIAL ROOF REPLACEMENT
• SINGLE-CAR DETACHED GARAGE
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $182k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in Columbus — 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 (#20 in NE, #1,633 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Columbus Public Schools (town): math 39% / reading 43% proficiency, ranked #93 of 111 in NE (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 301 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Platte County in 2024 (17 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Platte County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $200,347
• List price: $187,500
• Delta: -6.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
769/773 26th Ave	0.09mi	4/2.0	1,771 (+11%)	21mo	$290,000	$164	61
1709 12th St	0.71mi	3/2.0 (-1)	1,672 (+4%)	1mo	$195,000	$117	54
2303 7th St	0.23mi	3/1.0 (-1)	1,796 (+12%)	9mo	$190,000	$106	52
3515 13th St	0.70mi	4/2.0	1,726 (+8%)	9mo	$163,500	$95	47
1464 22nd Ave	0.62mi	4/2.0	1,824 (+14%)	2mo	$165,000	$90	46
1360 35th Ave	0.72mi	3/2.0 (-1)	1,632 (+2%)	16mo	$170,000	$104	45
1603 4th St	0.72mi	4/1.0	1,656 (+4%)	17mo	$190,000	$115	42
2009 12th St	0.54mi	4/1.0	1,381 (-14%)	22mo	$200,000	$145	29

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,698
• Equity at exit: $27,957

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $33,314
• Equity at exit: $16,212

Cash invested: $52,500 (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 68601

• Home prices YoY: -22.4%
• Active inventory: 301
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $435

Break-even live

Break-even rent $1,585

Max offer price $187,500

Occupancy floor 75%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 8th St Columbus, NE	3.0	1.0–2.0	820	$2,135	$2.60	44d	22	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $187,500 Active 49 DOM
2. 2026-06-17
   days on market $187,500 Active 48 DOM
3. 2026-06-16
   days on market $187,500 Active 47 DOM
4. 2026-06-15
   days on market $187,500 Active 46 DOM
5. 2026-06-13
   days on market $187,500 Active 44 DOM
6. 2026-06-12
   days on market $187,500 Active 43 DOM
7. 2026-06-09
   days on market $187,500 Active 40 DOM
8. 2026-06-08
   days on market $187,500 Active 39 DOM
9. 2026-06-07
   days on market $187,500 Active 38 DOM
10. 2026-06-07
    days on market $187,500 Active 37 DOM
11. 2026-06-04
    days on market $187,500 Active 34 DOM
12. 2026-06-02
    days on market $187,500 Active 33 DOM
13. 2026-06-01
    days on market $187,500 Active 32 DOM
14. 2026-05-31
    days on market $187,500 Active 31 DOM
15. 2026-05-13
    status Active 959-char remark

    Show marketing remark (959 chars)

    Charming 1.5-story home full of potential and priced to sell! This 3-bedroom, 1.5-bath property offers over 1,200 sq ft above ground plus an additional 780 sq ft in the basement—plenty of space to make it your own. Two bedrooms are conveniently located on the main level, with a spacious third bedroom upstairs, along with a bonus room perfect for an office, playroom, or flex space. You’ll love the opportunity to bring the original wood floors back to life—refinish them and instantly elevate the home’s character and value. A single-car detached garage adds convenience, while recent updates include a partial roof replacement in 2020, with the remaining portion completed prior to current ownership. Windows are also newer. With a little TLC, this home is a fantastic opportunity for homeowners or investors alike. All of this at a price point under $200,000—don’t miss your chance to build equity and make it your own!

16. 2026-04-29
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Charming 1.5-story home full of potential and priced to sell! This 3-bedroom, 1.5-bath property offers over 1,200 sq ft above ground plus an additional 780 sq ft in the basement—plenty of space to make it your own. Two bedrooms are conveniently located on the main level, with a spacious third bedroom upstairs, along with a bonus room perfect for an office, playroom, or flex space. You’ll love the opportunity to bring the original wood floors back to life—refinish them and instantly elevate the home’s character and value. A single-car detached garage adds convenience, while recent updates include a partial roof replacement in 2020, with the remaining portion completed prior to current ownership. Windows are also newer. With a little TLC, this home is a fantastic opportunity for homeowners or investors alike. All of this at a price point under $200,000—don’t miss your chance to build equity and make it your own!

17. 2026-04-13
    listed $197,500 Active 959-char remark

    Show marketing remark (959 chars)

    Charming 1.5-story home full of potential and priced to sell! This 3-bedroom, 1.5-bath property offers over 1,200 sq ft above ground plus an additional 780 sq ft in the basement—plenty of space to make it your own. Two bedrooms are conveniently located on the main level, with a spacious third bedroom upstairs, along with a bonus room perfect for an office, playroom, or flex space. You’ll love the opportunity to bring the original wood floors back to life—refinish them and instantly elevate the home’s character and value. A single-car detached garage adds convenience, while recent updates include a partial roof replacement in 2020, with the remaining portion completed prior to current ownership. Windows are also newer. With a little TLC, this home is a fantastic opportunity for homeowners or investors alike. All of this at a price point under $200,000—don’t miss your chance to build equity and make it your own!

18. 2020-02-21
    soldstatus $134,000 136-char remark

    Show marketing remark (136 chars)

    AFFORDABLE HOUSING. 14X22 GARAGE BUILT 2017, NEW WINDOWS 2016, UPDATED ELECTRICAL PANEL, CORNER LOT, STEEL SIDING -- CHECK THIS ONE OUT!

19. 2020-02-21
    soldstatus $134,000

    Show marketing remark (136 chars)

    AFFORDABLE HOUSING. 14X22 GARAGE BUILT 2017, NEW WINDOWS 2016, UPDATED ELECTRICAL PANEL, CORNER LOT, STEEL SIDING -- CHECK THIS ONE OUT!

20. 2019-12-19
    listed $130,000 136-char remark

    Show marketing remark (136 chars)

    AFFORDABLE HOUSING. 14X22 GARAGE BUILT 2017, NEW WINDOWS 2016, UPDATED ELECTRICAL PANEL, CORNER LOT, STEEL SIDING -- CHECK THIS ONE OUT!

21. 2008-09-17
    soldstatus $73,900
22. 2002-02-15
    soldstatus $67,900

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $3,244 · $270/mo
• Expected delta: +$956/yr (+$80/mo · 41.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,620
• − Mortgage interest: −$10,503
• − Property taxes: −$2,288
• − Insurance: −$938
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,455
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $4,654/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: Columbus Public Schools
• NCES district ID: 3105340
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,074
• Composite: 35.41/100
• National rank: #4942
• State rank: #93 of 111 in NE

Livability — Columbus

• Score: 80/100
• State rank: #20
• US rank: #1633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, NE
• City population: 30,619
• Population (ZIP): 30,619

Population outlook (Platte County) Hauer SSP2

• Today (2025): 34,130 people
• By 2030: 34,778 · +1.9%
• By 2040: 36,436 · +6.8%
• By 2050: 38,648 · +13.2%
• By 2075: 47,293 · +38.6%
• By 2100: 57,020 · +67.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 25% Two or more races 14%
• Hispanic origin (detail): Mexican 14% Cuban 2%
• Common ancestry: Romanian 7% Portuguese 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Platte

• 2024 margin: Solid R (+58.3) · D 20.4% · R 78.7%
• 2008→2024 swing: -16.8pp toward R · 2008: -41.5pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+56.8 2016: R+58.8 2012: R+51.8 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.37%
• Current HPI: 347.5063
• 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

+190.9% since first listed

8 events — show timeline

• 2026-05-13 Relisted — CBOR
• 2026-04-29 Pending — CBOR
• 2026-04-13 Listed $197,500 CBOR
• 2020-02-21 Sold (Public Records) $134,000 Public Records
• 2020-02-21 Sold (MLS) $134,000 CBOR
• 2019-12-19 Listed $130,000 CBOR
• 2008-09-17 Sold (Public Records) $73,900 Public Records
• 2002-02-15 Sold (Public Records) $67,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,288 · +7.7% YoY. Source: county tax records.