3721 13th St · Columbus, NE 68601

$139,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $184k · 25% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• 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

If you're looking for an affordable home with plenty of space, this 4-bedroom, 1-bath property is worth a look. The exterior features newer vinyl siding and soffits. Inside, you'll find two bedrooms located on the main floor and two additional bedrooms upstairs. The kitchen offers a gas range and a newer refrigerator, while the laundry room is located just off the kitchen for added convenience. With a functional layout and 4 beds this home could be used for a family or for a potential investment.

Key facts

• Newer vinyl siding
• Laundry room
• Newer refrigerator

Tags

• NEWER VINYL SIDING
• NEWER REFRIGERATOR
• GAS RANGE
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: No designated off-street parking; alley access
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 1 story
• Construction: Frame construction with vinyl siding; Asphalt roof
• Exterior features: Storm door(s); Shed(s) / exterior storage

Interior

• Kitchen: Gas range; Refrigerator; Gas water heater; Water softener
• Bedrooms: 2 bedrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window coverings; Partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Cap rate 8.5% 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: West Park Elementary (math 27% / reading 42%, grade F, #390 of 502 statewide, top 80%, 262 students, 50% FRL).
• Market conditions: 301 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $961 of loan paydown is wiped out by about $4k 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 $51k; list at $139k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $184,140
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3507 15th St	0.19mi	2/1.0	956 (-3%)	11mo	$170,000	$178	76
3810 13th St	0.06mi	3/2.0 (+1)	1,080 (+9%)	3mo	$218,500	$202	71
3511 15th St	0.18mi	2/2.0	912 (-8%)	5mo	$170,000	$186	70
1458 45th Ave	0.44mi	3/1.0 (+1)	1,034 (+4%)	10mo	$182,500	$176	59
3715 18th St	0.31mi	3/1.0 (+1)	864 (-13%)	16mo	$185,000	$214	46
3009 21 St	0.71mi	2/2.0	998 (+1%)	23mo	$93,000	$93	42
3409 19th St	0.42mi	2/2.0	864 (-13%)	17mo	$160,000	$185	41
4237 Bray Dr	0.64mi	3/2.0 (+1)	1,092 (+10%)	9mo	$235,000	$215	37

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,421
• Equity at exit: $20,725

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $15,074
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$729
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $253

Break-even live

Break-even rent $1,120

Max offer price $139,000

Occupancy floor 77%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3516 25th St Columbus, NE	1.0	1.0	550	$995	$1.81	43d	1	0.83mi
3539 43rd Ave Unit 208 Columbus, NE	2.0	2.0	1053	$1,650	$1.57	43d	1	1.40mi
3539 43rd Ave Unit 304 Columbus, NE	2.0	2.0	1051	$1,595	$1.52	43d	1	1.40mi
3539 43rd Ave Unit 102 Columbus, NE	2.0	2.0	1051	$1,850	$1.76	43d	1	1.40mi
3539 43rd Ave Unit 202 Columbus, NE	2.0	2.0	973	$1,525	$1.57	43d	1	1.40mi
3539 43rd Ave Unit 105 Columbus, NE	1.0	1.0	775	$1,475	$1.90	43d	1	1.40mi
3539 43rd Ave Unit 104 Columbus, NE	1.0	1.0	716	$1,395	$1.95	43d	1	1.40mi
3539 43rd Ave Unit 305 Columbus, NE	1.0	1.0	775	$1,325	$1.71	43d	1	1.40mi
3539 43rd Ave Unit 101 Columbus, NE	1.0	1.0	658	$1,300	$1.98	43d	1	1.40mi
3539 43rd Ave Unit 203 Columbus, NE	1.0	1.0	726	$1,275	$1.76	43d	1	1.40mi
3539 43rd Ave Unit 306 Columbus, NE	1.0	1.0	716	$1,225	$1.71	43d	1	1.40mi
3539 43rd Ave Unit 106 Columbus, NE	2.0	2.0	1053	$1,750	$1.66	43d	1	1.40mi
3539 43rd Ave Unit 307 Columbus, NE	2.0	1.0	903	$1,425	$1.58	43d	1	1.40mi
3539 43rd Ave Unit 103 Columbus, NE	1.0	1.0	726	$1,425	$1.96	43d	1	1.40mi
3539 43rd Ave Unit 201 Columbus, NE	1.0	1.0	658	$1,150	$1.75	43d	1	1.40mi

Listing history 2 events

1. 2026-06-18
   remarks 501-char remark
2. 2026-06-18
   listed $139,000 Active 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: $1,174 · $98/mo
• Projected year-2 tax: $2,405 · $200/mo
• Expected delta: +$1,230/yr (+$103/mo · 104.8%)

ⓘ 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 2/10 Low
• 🌡 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: $17,285
• − Mortgage interest: −$7,786
• − Property taxes: −$1,174
• − Insurance: −$695
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,044
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,842/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

+172.5% since first listed

2 events — show timeline

• 2026-06-16 Listed $139,000 CBOR
• 1998-01-25 Sold (Public Records) $51,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,174 · +6.2% YoY. Source: county tax records.