461 7th Ave · Columbus, NE 68601

$218,500

3 bd · 3.0 ba · 1,305 sqft · Townhouse · 201 Days on market

Good condition $167/sqft · 17% below area Est $265k · 17% under $195/mo HOA · 9% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for something new yet affordable? Take a look at the townhomes at 47 Park Place. These townhomes feature over 1300 square feet of living space. On the main floor you will find an open floor plan with the living, kitchen and dining area. Also a half bath for all your guests. Take a look upstairs and you will find three bedrooms, 2 bathroom and your laundry area. The primary bedroom features its own bathroom and large master closet. HOA takes care of lawn, sprinklers, trash, snow, fertilizer and exterior home owners insurance coverage . Call and setup your showing before its to late.

Key facts

• $195 HOA
• Garage
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-18 ($-220/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.3% below list).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.5% 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: 377 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).
• This rent runs 36% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 201 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,280 (12.0% 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 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 8.5

CMA / ARV

• ARV (median comp): $264,564
• List price: $218,500
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 7th Ave	0.00mi	3/3.0	1,305 (0%)	2mo	$218,500	$167	98
469 7th Ave	0.00mi	3/3.0	1,305 (0%)	3mo	$223,500	$171	97
475 7th Ave	0.08mi	3/3.0	1,305 (0%)	0mo	$223,000	$171	96
473 7th Ave	0.07mi	3/3.0	1,305 (0%)	3mo	$218,500	$167	94
465 7th Ave	0.06mi	3/3.0	1,305 (0%)	4mo	$223,500	$171	93
702 4th St	0.08mi	3/3.0	1,305 (0%)	4mo	$223,500	$171	93
463 7th Ave	0.08mi	3/3.0	1,305 (0%)	4mo	$218,500	$167	93
477 7th Ave	0.08mi	3/3.0	1,305 (0%)	4mo	$235,000	$180	93
726 3rd St	0.04mi	3/2.0	1,363 (+4%)	5mo	$296,000	$217	82
728 3rd St	0.04mi	3/2.0	1,363 (+4%)	13mo	$280,000	$205	76
711 Augustine Pl	0.03mi	3/2.0	1,422 (+9%)	9mo	$292,000	$205	72
379 7th Ave	0.05mi	2/2.0 (-1)	1,120 (-14%)	19mo	$239,900	$214	49

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-36,423
• Equity at exit: $32,579

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-32,604
• Equity at exit: $18,892

Cash invested: $61,180 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 4 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $259,200 ($181/sqft)
• Median days on market: 308 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 68601

• Home prices YoY: -22.4%
• Active inventory: 377
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,146
• Tax est. 1.5%: −$273 /mo · $3,278/yr
• Insurance: −$91
• HOA: −$195
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-18

Break-even live

Break-even rent $2,158

Max offer price $215,844

Occupancy floor 96%

Sensitivity live

Price	-10% $133	-5% $57	+0% $-18	+5% $-94	+10% $-169
Rent	-10% $-187	-5% $-103	+0% $-18	+5% $66	+10% $150
Rate	-1.0pp $92	-0.5pp $37	base $-18	+0.5pp $-75	+1.0pp $-133

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: $54,625
• Closing costs: $6,555
• Club membership (one-time): —
• 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	93d	22	0.41mi

HOA detail $195/mo · $2,340/yr

• Likely covers: trash

Listing history 14 events

1. 2026-06-16
   days on market $218,500 Active 201 DOM
2. 2026-06-15
   days on market $218,500 Active 200 DOM
3. 2026-06-13
   days on market $218,500 Active 198 DOM
4. 2026-06-12
   days on market $218,500 Active 197 DOM
5. 2026-06-09
   days on market $218,500 Active 194 DOM
6. 2026-06-08
   days on market $218,500 Active 193 DOM
7. 2026-06-07
   days on market $218,500 Active 192 DOM
8. 2026-06-07
   days on market $218,500 Active 191 DOM
9. 2026-06-04
   days on market $218,500 Active 188 DOM
10. 2026-06-02
    days on market $218,500 Active 187 DOM
11. 2026-06-01
    days on market $218,500 Active 186 DOM
12. 2026-05-31
    days on market $218,500 Active 185 DOM
13. 2026-01-28
    price $218,500 597-char remark

    Show marketing remark (597 chars)

    Looking for something new yet affordable? Take a look at the townhomes at 47 Park Place. These townhomes feature over 1300 square feet of living space. On the main floor you will find an open floor plan with the living, kitchen and dining area. Also a half bath for all your guests. Take a look upstairs and you will find three bedrooms, 2 bathroom and your laundry area. The primary bedroom features its own bathroom and large master closet. HOA takes care of lawn, sprinklers, trash, snow, fertilizer and exterior home owners insurance coverage . Call and setup your showing before its to late.

14. 2025-11-19
    listed $230,000 Active 597-char remark

    Show marketing remark (597 chars)

    Looking for something new yet affordable? Take a look at the townhomes at 47 Park Place. These townhomes feature over 1300 square feet of living space. On the main floor you will find an open floor plan with the living, kitchen and dining area. Also a half bath for all your guests. Take a look upstairs and you will find three bedrooms, 2 bathroom and your laundry area. The primary bedroom features its own bathroom and large master closet. HOA takes care of lawn, sprinklers, trash, snow, fertilizer and exterior home owners insurance coverage . Call and setup your showing before its to late.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,620
• − Mortgage interest: −$12,239
• − Property taxes: −$3,278
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$2,340
• − Depreciation: −$6,356
• Taxable loss: −$3,785
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $688/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern amenities and a fresh exterior. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home automation — Modernizes home and adds convenience ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Shell Creek Elementary School C- NE #200/502 Nat'l #11,263/41,679 Middle Columbus Middle School F NE #82/128 Nat'l #5,872/14,009 High Columbus High School F NE #199/261 Nat'l #8,796/17,239

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

A Composite livability gradescore 80/100

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
• County: Platte · 34,130 people
• City population: 30,619
• Population (ZIP): 30,619
• Household income: $70,697
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

-5.0% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $218,500 CBOR
• 2025-11-19 Listed $230,000 CBOR