310 6th St · Columbus, NE 68601

$190,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 1 Days on market

Built 1993 8,325 sqft lot Est $312k · 39% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• 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

This Centennial Park neighborhood Ranch on a corner lot with UGS features 3Bd/1Bath on the main & 1Bd with Egress & 3/4Bath in the basement. Includes all kitchen appliances & Washer/Dryer. Windows & Roof installed 2015. Water heater leased. With a little TLC this could be your home sweet home. Being sold "as is". Cash/Conventional only.

Key facts

• 8,325 sq ft lot
• Garage
• Built 1993

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residential; Frame construction with vinyl siding
• Construction: Composition roof
• Exterior features: Patio; Public-maintained paved road access; Sidewalks

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Disposal
• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Central air conditioning; Forced-air electric heating
• Interior features: Window coverings; Water softener; Disposal
• Laundry & utility: Washer and dryer included; Laundry in basement with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.6% 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.
• Zoned schools: Centennial Elementary School (math 52% / reading 47%, grade D, #233 of 502 statewide, top 52%, 413 students, 53% FRL); Columbus Middle School (math 39% / reading 42%, grade F, #82 of 128 statewide, top 65%, 1,174 students, 55% FRL); Columbus High School (math 38% / reading 39%, grade F, #199 of 261 statewide, top 77%, 1,273 students, 46% FRL).
• Market conditions: 300 active listings in the ZIP; 2 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $102k; list at $190k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $190,000

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. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $312,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 2nd St	0.63mi	4/2.0 (+1)	1,686 (+8%)	1mo	$299,900	$178	48
124 SE Calle Colombo St	0.66mi	3/2.0	1,635 (+5%)	12mo	$379,900	$232	48
719 S 2nd St	0.55mi	3/3.0	1,450 (-7%)	16mo	$290,000	$200	41

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-7,106
• Equity at exit: $28,330

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $24,320
• Equity at exit: $16,428

Cash invested: $53,200 (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: 300
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,078 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $372

Break-even live

Break-even rent $1,608

Max offer price $190,000

Occupancy floor 77%

Sensitivity live

Price	-10% $479	-5% $426	+0% $372	+5% $318	+10% $264
Rent	-10% $208	-5% $290	+0% $372	+5% $454	+10% $536
Rate	-1.0pp $467	-0.5pp $420	base $372	+0.5pp $323	+1.0pp $272

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	22	0.27mi
2676 E 5th Ave Columbus, NE	1.0–2.0	1.0–2.0	886	$1,800	$2.03	45d	21	1.45mi

Listing history 2 events

1. 2026-06-12
   remarks 346-char remark
2. 2026-06-12
   listed $190,000 Pending 1 DOM

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $3,287 · $274/mo
• Expected delta: +$951/yr (+$79/mo · 40.7%)

ⓘ 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 ≥104°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: $24,941
• − Mortgage interest: −$10,643
• − Property taxes: −$2,336
• − Insurance: −$950
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$5,527
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $4,102/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

+115.9% since first listed

6 events — show timeline

• 2026-06-12 Pending — CBOR
• 2026-06-02 Listed $190,000 CBOR
• 2006-03-27 Sold (Public Records) $102,000 Public Records
• 2004-10-15 Sold (Public Records) $94,500 Public Records
• 2004-10-15 Sold (Public Records) $94,500 Public Records
• 2002-10-31 Sold (Public Records) $88,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,336 · -7.4% YoY. Source: county tax records.