2317 9th St · Columbus, NE 68601

$209,000

2 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 112 Days on market

Built 1900 8,712 sqft lot $157/sqft · 9% above area Est $200k · at est.

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Why this score? — see what drove the D 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 +16.1/30.0
• ARV discount +5.6/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• 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

Beautifully maintained property in the heart of Columbus! Featuring a practical floor plan, generous yard space, and great curb appeal. Conveniently located near local amenities while offering a quiet residential feel. This home has seen major recent upgrades, including a completely replaced main water line, a brand-new kitchen with new countertops installed in June 2025, all new flooring on the main level, and freshly painted walls throughout. The water heater (rented) was replaced in June 2025, and the HVAC system was replaced in 2020 for improved efficiency and comfort. The roof was replaced in 2020, offering additional peace of mind. Appliances stay, making this home truly move-in ready. Priced to sell and ready for its next chapter — don’t miss this opportunity! * * Some photos have been virtually staged * *

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (12.8% below list).
• Recommended offer: $182k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 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

• It's been on market 112 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $182,269 (12.8% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $200,417
• List price: $209,000
• Delta: 4.28%
• 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
764 27th Ave	0.25mi	2/2.0	1,440 (+8%)	16mo	$179,900	$125	61
275 19th Avenue Ave	0.52mi	3/1.0 (+1)	1,320 (-1%)	10mo	$289,000	$219	57
666 19th Ave	0.33mi	2/2.0	1,440 (+8%)	18mo	$168,000	$117	56
1903 9th St	0.29mi	2/1.0	1,500 (+13%)	6mo	$205,000	$137	56
754 28th Ave	0.32mi	2/1.0	1,142 (-14%)	4mo	$189,900	$166	54
1509 8th St	0.54mi	3/1.0 (+1)	1,428 (+7%)	8mo	$175,000	$123	46
3110 6th St	0.54mi	2/1.0	1,440 (+8%)	18mo	$169,500	$118	42
1359 18th Ave	0.50mi	3/1.0 (+1)	1,240 (-7%)	20mo	$200,000	$161	40

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-27,115
• Equity at exit: $31,163

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-15,031
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $107

Break-even live

Break-even rent $1,688

Max offer price $209,000

Occupancy floor 89%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1281 37th Ave Columbus, NE	2.0	2.0	1250	$1,850	$1.48	43d	1	0.87mi
602 8th St Columbus, NE	3.0	1.0–2.0	820	$1,765	$2.15	43d	22	1.21mi

Listing history 27 events

1. 2026-06-16
   status $209,000 Pending 112 DOM
2. 2026-06-15
   days on market $209,000 Active 112 DOM
3. 2026-06-13
   days on market $209,000 Active 110 DOM
4. 2026-06-12
   days on market $209,000 Active 109 DOM
5. 2026-06-09
   days on market $209,000 Active 106 DOM
6. 2026-06-08
   days on market $209,000 Active 105 DOM
7. 2026-06-07
   days on market $209,000 Active 104 DOM
8. 2026-06-07
   pricedays on market $209,000 Active 103 DOM
9. 2026-06-04
   days on market $214,000 Active 100 DOM
10. 2026-06-02
    days on market $214,000 Active 99 DOM
11. 2026-06-01
    days on market $214,000 Active 98 DOM
12. 2026-05-31
    days on market $214,000 Active 97 DOM
13. 2026-05-15
    price $214,000 840-char remark

    Show marketing remark (840 chars)

    Beautifully maintained property in the heart of Columbus! Featuring a practical floor plan, generous yard space, and great curb appeal. Conveniently located near local amenities while offering a quiet residential feel. This home has seen major recent upgrades, including a completely replaced main water line, a brand-new kitchen with new countertops installed in June 2025, all new flooring on the main level, and freshly painted walls throughout. The water heater (rented) was replaced in June 2025, and the HVAC system was replaced in 2020 for improved efficiency and comfort. The roof was replaced in 2020, offering additional peace of mind. Appliances stay, making this home truly move-in ready. Priced to sell and ready for its next chapter — don’t miss this opportunity! * * Some photos have been virtually staged * *

14. 2026-04-16
    price $218,000 840-char remark

    Show marketing remark (840 chars)

    Beautifully maintained property in the heart of Columbus! Featuring a practical floor plan, generous yard space, and great curb appeal. Conveniently located near local amenities while offering a quiet residential feel. This home has seen major recent upgrades, including a completely replaced main water line, a brand-new kitchen with new countertops installed in June 2025, all new flooring on the main level, and freshly painted walls throughout. The water heater (rented) was replaced in June 2025, and the HVAC system was replaced in 2020 for improved efficiency and comfort. The roof was replaced in 2020, offering additional peace of mind. Appliances stay, making this home truly move-in ready. Priced to sell and ready for its next chapter — don’t miss this opportunity! * * Some photos have been virtually staged * *

15. 2026-02-23
    listed $222,000 Active 840-char remark

    Show marketing remark (840 chars)

    Beautifully maintained property in the heart of Columbus! Featuring a practical floor plan, generous yard space, and great curb appeal. Conveniently located near local amenities while offering a quiet residential feel. This home has seen major recent upgrades, including a completely replaced main water line, a brand-new kitchen with new countertops installed in June 2025, all new flooring on the main level, and freshly painted walls throughout. The water heater (rented) was replaced in June 2025, and the HVAC system was replaced in 2020 for improved efficiency and comfort. The roof was replaced in 2020, offering additional peace of mind. Appliances stay, making this home truly move-in ready. Priced to sell and ready for its next chapter — don’t miss this opportunity! * * Some photos have been virtually staged * *

16. 2026-02-10
    price $222,000
17. 2025-12-02
    price $226,000
18. 2025-10-14
    price $229,500
19. 2024-10-10
    listed $203,000 Active
20. 2020-12-02
    soldstatus $145,000
21. 2020-11-30
    soldstatus $144,500
22. 2020-10-05
    listed $140,000
23. 2015-10-19
    soldstatus $80,000
24. 2015-10-13
    soldstatus $80,000
25. 2015-08-24
    listed $82,000
26. 2006-04-24
    soldstatus $52,750
27. 2003-01-08
    soldstatus $30,900

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $3,616 · $301/mo
• Expected delta: +$1,814/yr (+$151/mo · 100.6%)

ⓘ 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 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: $21,872
• − Mortgage interest: −$11,707
• − Property taxes: −$1,802
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,080
• Taxable loss: −$2,262
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $1,823/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

+592.6% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $214,000 CBOR
• 2026-04-16 Price Changed $218,000 CBOR
• 2026-02-23 Listed $222,000 CBOR
• 2026-02-10 Price Changed $222,000 NNEMLS
• 2025-12-02 Price Changed $226,000 NNEMLS
• 2025-10-14 Price Changed $229,500 NNEMLS
• 2024-10-10 Listed $203,000 CBOR
• 2020-12-02 Sold (Public Records) $145,000 Public Records
• 2020-11-30 Sold (MLS) $144,500 CBOR
• 2020-10-05 Listed $140,000 CBOR
• 2015-10-19 Sold (Public Records) $80,000 Public Records
• 2015-10-13 Sold (MLS) $80,000 CBOR
• 2015-08-24 Listed $82,000 CBOR
• 2006-04-24 Sold (Public Records) $52,750 Public Records
• 2003-01-08 Sold (Public Records) $30,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,802 · +5.1% YoY. Source: county tax records.