1505 Minden Dr · Columbus, NE 68601

$252,500

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 37 Days on market

Built 1962

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY CUTE BRICK HOME JUST WAITING FOR YOU! CLEAN AND FRESH DESCRIBE THIS WELL-MAINTAINED 3 BEDROOM, 2 BATH HOME WITH A NEUTRAL COLOR SCHEME THROUGHOUT. THIS 1372 SQ FT HOME HAS A DOUBLE ATTACHED GARAGE AND SITS ON 1 ACRE OF LAND. * * * ONE OF THE OWNERS OF RECORD IS A LICENSED REAL ESTATE AGENT IN THE STATE OF NEBRASKA * * *

Key facts

• Brick ranch home
• Half acre lot
• Built 1962

Tags

• HALF ACRE LOT
• BRICK RANCH HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.7% below list).
• Recommended offer: $180k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 $2k of loan paydown is wiped out by about $8k 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 37 days — a 3% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $185k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $180,000 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-54,275
• Equity at exit: $37,649

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-64,582
• Equity at exit: $21,832

Cash invested: $70,700 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,324
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-209

Break-even live

Break-even rent $2,065

Max offer price $215,566

Occupancy floor —

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2676 E 5th Ave Columbus, NE	1.0–2.0	1.0–2.0	886	$1,800	$2.03	44d	21	0.70mi

Listing history 20 events

1. 2026-06-18
   days on market $252,500 Active 37 DOM
2. 2026-06-17
   days on market $252,500 Active 36 DOM
3. 2026-06-17
   price $252,500 Active 35 DOM
4. 2026-06-16
   days on market $265,000 Active 35 DOM
5. 2026-06-15
   days on market $265,000 Active 34 DOM
6. 2026-06-13
   days on market $265,000 Active 32 DOM
7. 2026-06-12
   days on market $265,000 Active 31 DOM
8. 2026-06-09
   days on market $265,000 Active 28 DOM
9. 2026-06-08
   days on market $265,000 Active 27 DOM
10. 2026-06-07
    days on market $265,000 Active 26 DOM
11. 2026-06-07
    days on market $265,000 Active 25 DOM
12. 2026-06-04
    days on market $265,000 Active 22 DOM
13. 2026-06-02
    days on market $265,000 Active 21 DOM
14. 2026-06-01
    days on market $265,000 Active 20 DOM
15. 2026-05-31
    days on market $265,000 Active 19 DOM
16. 2026-05-12
    listed $265,000 Active 179-char remark
17. 2022-02-28
    soldstatus $185,000 330-char remark

    Show marketing remark (330 chars)

    VERY CUTE BRICK HOME JUST WAITING FOR YOU! CLEAN AND FRESH DESCRIBE THIS WELL-MAINTAINED 3 BEDROOM, 2 BATH HOME WITH A NEUTRAL COLOR SCHEME THROUGHOUT. THIS 1372 SQ FT HOME HAS A DOUBLE ATTACHED GARAGE AND SITS ON 1 ACRE OF LAND. * * * ONE OF THE OWNERS OF RECORD IS A LICENSED REAL ESTATE AGENT IN THE STATE OF NEBRASKA * * *

18. 2022-02-25
    soldstatus $185,000
19. 2022-01-31
    listed $194,000 330-char remark

    Show marketing remark (330 chars)

    VERY CUTE BRICK HOME JUST WAITING FOR YOU! CLEAN AND FRESH DESCRIBE THIS WELL-MAINTAINED 3 BEDROOM, 2 BATH HOME WITH A NEUTRAL COLOR SCHEME THROUGHOUT. THIS 1372 SQ FT HOME HAS A DOUBLE ATTACHED GARAGE AND SITS ON 1 ACRE OF LAND. * * * ONE OF THE OWNERS OF RECORD IS A LICENSED REAL ESTATE AGENT IN THE STATE OF NEBRASKA * * *

20. 2013-03-01
    soldstatus $101,000

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $4,368 · $364/mo
• Expected delta: +$1,947/yr (+$162/mo · 80.4%)

ⓘ 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 2/10 Low
• 🌡 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: $21,600
• − Mortgage interest: −$14,144
• − Property taxes: −$2,421
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,345
• Taxable loss: −$7,029
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $-822/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

+150.0% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $252,500 FSBO.com
• 2026-05-12 Listed $265,000 FSBO.com
• 2022-02-28 Sold (MLS) $185,000 CBOR
• 2022-02-25 Sold (Public Records) $185,000 Public Records
• 2022-01-31 Listed $194,000 CBOR
• 2013-03-01 Sold (Public Records) $101,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,421 · +6.6% YoY. Source: county tax records.