2367 45th Ave · Columbus, NE 68601

$269,000

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 49 Days on market

Built 1960 Est $265k · 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 +15.5/30.0
• ARV discount +6.9/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well Maintained ranch style home offering 1140 sq ft per level. The main floor features three bedrooms and one full bathroom. The basement includes a bonus room, an additional bathroom and extra living space. Situated on nearly 1/5 acre, this property offers a functional layout and room to enjoy both indoors and out.

Key facts

• Garage
• Built 1960
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $230k (14.5% below list).
• Recommended offer: $230k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Lost Creek Elementary Sch (math 42% / reading 42%, grade F, #319 of 502 statewide, top 68%, 356 students, 45% 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; 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 49 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 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 $93k; list at $269k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $230,000 (14.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2853 39th Ave	0.48mi	3/2.0	2,050 (+0%)	8mo	$210,000	$102	71
2976 41 Ave	0.41mi	3/2.5	2,010 (-2%)	13mo	$377,500	$188	66
1474 45th Ave	0.59mi	3/2.0	2,080 (+2%)	5mo	$279,900	$135	65
1663 44th Ave	0.48mi	4/2.0 (+1)	2,080 (+2%)	6mo	$235,000	$113	64
4617 29th St	0.35mi	4/2.0 (+1)	1,948 (-4%)	8mo	$304,000	$156	64
4305 Sunset Ln	0.43mi	3/1.0	2,000 (-2%)	12mo	$259,000	$130	63
3816 21st St	0.39mi	3/2.0	2,160 (+6%)	13mo	$230,000	$106	61
3613 20th St	0.58mi	2/2.0 (-1)	1,976 (-3%)	7mo	$240,000	$121	57
1655 Sunset Dr	0.54mi	3/2.0	2,168 (+6%)	10mo	$240,000	$111	56
4719 Ernst St	0.44mi	4/3.0 (+1)	2,262 (+11%)	9mo	$310,000	$137	45
4816 33rd St	0.66mi	3/3.0	2,288 (+12%)	1mo	$300,000	$131	44
3412 27th St	0.66mi	4/2.0 (+1)	2,248 (+10%)	7mo	$255,000	$113	42

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-36,789
• Equity at exit: $40,109

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-23,438
• Equity at exit: $23,258

Cash invested: $75,320 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $108

Break-even live

Break-even rent $2,164

Max offer price $269,000

Occupancy floor 90%

Sensitivity live

Price	-10% $260	-5% $184	+0% $108	+5% $32	+10% $-45
Rent	-10% $-74	-5% $17	+0% $108	+5% $199	+10% $289
Rate	-1.0pp $243	-0.5pp $176	base $108	+0.5pp $38	+1.0pp $-33

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 41st St Columbus, NE	3.0	2.5	2200	$2,300	$1.05	45d	1	1.24mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-16
   status Pending
4. 2026-02-06
   listed $269,000 Active
5. 2025-11-05
   price $289,000
6. 2025-08-14
   price $294,000
7. 2025-07-10
   listed $299,000 Active
8. 2022-11-28
   listed $275,000
9. 2003-06-20
   soldstatus $92,900

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $4,654 · $388/mo
• Expected delta: +$2,415/yr (+$201/mo · 107.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $27,600
• − Mortgage interest: −$15,068
• − Property taxes: −$2,239
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,825
• Taxable loss: −$3,294
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $2,082/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

+189.6% since first listed

9 events — show timeline

• 2026-04-24 Pending — CBOR
• 2026-04-06 Relisted — CBOR
• 2026-03-16 Pending — CBOR
• 2026-02-06 Listed $269,000 CBOR
• 2025-11-05 Price Changed $289,000 CBOR
• 2025-08-14 Price Changed $294,000 CBOR
• 2025-07-10 Listed $299,000 CBOR
• 2022-11-28 Listed $275,000 CBOR
• 2003-06-20 Sold (Public Records) $92,900 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,239 · -12.4% YoY. Source: county tax records.