708 4th St · Columbus, NE 68601

$223,500

3 bd · 3.0 ba · 1,305 sqft · Townhouse · 151 Days on market

Built 2026 Good condition $171/sqft · 6% below area Est $238k · 6% under $195/mo HOA · 9% of rent

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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 +12.0/30.0
• ARV discount +10.2/15.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 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
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.5% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 151 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,680 (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 151 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. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 8.7

CMA / ARV

• ARV (median comp): $237,828
• List price: $223,500
• Delta: -6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 7th Ave	0.02mi	3/3.0	1,305 (0%)	0mo	$223,000	$171	99
473 7th Ave	0.03mi	3/3.0	1,305 (0%)	3mo	$218,500	$167	96
702 4th St	0.02mi	3/3.0	1,305 (0%)	4mo	$223,500	$171	96
477 7th Ave	0.02mi	3/3.0	1,305 (0%)	4mo	$235,000	$180	95
461 7th Ave	0.08mi	3/3.0	1,305 (0%)	2mo	$218,500	$167	95
463 7th Ave	0.03mi	3/3.0	1,305 (0%)	4mo	$218,500	$167	95
465 7th Ave	0.04mi	3/3.0	1,305 (0%)	4mo	$223,500	$171	95
469 7th Ave	0.08mi	3/3.0	1,305 (0%)	3mo	$223,500	$171	94
726 3rd St	0.11mi	3/2.0	1,363 (+4%)	5mo	$296,000	$217	79
728 3rd St	0.11mi	3/2.0	1,363 (+4%)	13mo	$280,000	$205	73
711 Augustine Pl	0.09mi	3/2.0	1,422 (+9%)	9mo	$292,000	$205	70
379 7th Ave	0.08mi	2/2.0 (-1)	1,120 (-14%)	19mo	$239,900	$214	48

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-39,434
• Equity at exit: $33,325

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-38,060
• Equity at exit: $19,324

Cash invested: $62,580 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $294,900 ($191/sqft)
• Median days on market: 356 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -4.6% vs 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,172
• Tax est. 1.5%: −$279 /mo · $3,352/yr
• Insurance: −$93
• HOA: −$195
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-53

Break-even live

Break-even rent $2,202

Max offer price $215,844

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $24	+0% $-53	+5% $-130	+10% $-207
Rent	-10% $-222	-5% $-137	+0% $-53	+5% $31	+10% $116
Rate	-1.0pp $60	-0.5pp $4	base $-53	+0.5pp $-111	+1.0pp $-170

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: $55,875
• Closing costs: $6,705
• 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	0.33mi

HOA detail $195/mo · $2,340/yr

• Likely covers: trash

Listing history 50 events

1. 2026-08-08
   days on market $223,500 Active 151 DOM
2. 2026-08-07
   days on market $223,500 Active 150 DOM
3. 2026-08-06
   days on market $223,500 Active 149 DOM
4. 2026-08-05
   days on market $223,500 Active 148 DOM
5. 2026-08-04
   days on market $223,500 Active 147 DOM
6. 2026-08-03
   days on market $223,500 Active 146 DOM
7. 2026-07-31
   days on market $223,500 Active 143 DOM
8. 2026-07-30
   days on market $223,500 Active 142 DOM
9. 2026-07-29
   days on market $223,500 Active 141 DOM
10. 2026-07-27
    days on market $223,500 Active 139 DOM
11. 2026-07-25
    days on market $223,500 Active 137 DOM
12. 2026-07-24
    days on market $223,500 Active 136 DOM
13. 2026-07-23
    days on market $223,500 Active 135 DOM
14. 2026-07-22
    days on market $223,500 Active 134 DOM
15. 2026-07-21
    days on market $223,500 Active 133 DOM
16. 2026-07-20
    days on market $223,500 Active 132 DOM
17. 2026-07-18
    days on market $223,500 Active 130 DOM
18. 2026-07-16
    days on market $223,500 Active 128 DOM
19. 2026-07-15
    days on market $223,500 Active 127 DOM
20. 2026-07-14
    days on market $223,500 Active 126 DOM
21. 2026-07-13
    days on market $223,500 Active 125 DOM
22. 2026-07-12
    days on market $223,500 Active 124 DOM
23. 2026-07-12
    days on market $223,500 Active 123 DOM
24. 2026-07-10
    days on market $223,500 Active 122 DOM
25. 2026-07-09
    days on market $223,500 Active 121 DOM
26. 2026-07-07
    days on market $223,500 Active 119 DOM
27. 2026-07-06
    days on market $223,500 Active 118 DOM
28. 2026-07-05
    days on market $223,500 Active 117 DOM
29. 2026-07-05
    days on market $223,500 Active 116 DOM
30. 2026-07-03
    days on market $223,500 Active 115 DOM
31. 2026-07-02
    days on market $223,500 Active 114 DOM
32. 2026-07-01
    days on market $223,500 Active 113 DOM
33. 2026-06-30
    days on market $223,500 Active 112 DOM
34. 2026-06-29
    days on market $223,500 Active 111 DOM
35. 2026-06-28
    days on market $223,500 Active 110 DOM
36. 2026-06-27
    days on market $223,500 Active 109 DOM
37. 2026-06-26
    days on market $223,500 Active 108 DOM
38. 2026-06-22
    days on market $223,500 Active 104 DOM
39. 2026-06-21
    days on market $223,500 Active 103 DOM
40. 2026-06-21
    days on market $223,500 Active 102 DOM
41. 2026-06-18
    days on market $223,500 Active 100 DOM
42. 2026-06-17
    days on market $223,500 Active 99 DOM
43. 2026-06-16
    days on market $223,500 Active 98 DOM
44. 2026-06-15
    days on market $223,500 Active 97 DOM
45. 2026-06-13
    days on market $223,500 Active 95 DOM
46. 2026-06-12
    days on market $223,500 Active 94 DOM
47. 2026-06-09
    days on market $223,500 Active 91 DOM
48. 2026-06-08
    days on market $223,500 Active 90 DOM
49. 2026-06-07
    days on market $223,500 Active 89 DOM
50. 2026-06-07
    days on market $223,500 Active 88 DOM

ⓘ 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: −$12,519
• − Property taxes: −$3,352
• − Insurance: −$1,118
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$2,340
• − Depreciation: −$6,502
• Taxable loss: −$4,310
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $400/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 · 13 photos

Good 80/100 None rehab

This townhouse is in excellent condition with no major repairs needed. It's move-in ready and would be a great investment.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

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

1 event — show timeline

• 2026-03-10 Listed $223,500 CBOR