1912 32nd St · Columbus, NE 68601

$185,000

3 bd · 2.0 ba · 1,390 sqft · SingleFamily · 36 Days on market

Built 1974 Good condition 1-car garage $133/sqft · 22% below area Est $236k · 22% under $325/mo HOA · 21% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +5.4/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Zero-entry 3bedroom, 2bath condo offering over 1300 sq ft of comfortable living space. Features include a washer and dryer located just off the kitchen and all appliances included. Includes a middle stall garage. HOA fee is $325/month and covers lawn care, snow removal and water. Additional upstairs storage room provides extra space for our needs.

Key facts

• Garage
• Built 1974
• Listed 36 days

🏷️ Possibly a rental listed for sale. The $185,000 price doesn't fit this home's estimated sale value (~$236,270) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-401 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (31.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (17.8% below list).
• Recommended offer: $127k (31.4% below list) — sets the bar for cash-flow.

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: North Park Elementary (math 37% / reading 52%, grade F, #289 of 502 statewide, top 63%, 331 students, 54% 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; 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 36 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $126,909 (31.4% 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 36 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.30%
• DSCR: 0.59
• GRM: 10.1

CMA / ARV

• ARV (median comp): $236,270
• List price: $185,000
• Delta: -21.70%
• 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
3055 17th Ave	0.18mi	2/2.0 (-1)	1,256 (-10%)	15mo	$229,000	$182	58
2628 32nd St	0.50mi	2/2.0 (-1)	1,668 (+20%)	2mo	$235,000	$141	46
115 W Parkway Pkwy	0.71mi	3/2.0	1,271 (-9%)	12mo	$232,000	$183	43
2070 25th Ave	0.83mi	2/2.0 (-1)	1,528 (+10%)	2mo	$200,000	$131	42
3118 31st St	0.85mi	2/1.0 (-1)	1,476 (+6%)	13mo	$239,000	$162	35
2927 29th St	0.74mi	4/3.0 (+1)	1,580 (+14%)	1mo	$315,000	$199	32
1619 20th St	0.85mi	2/1.0 (-1)	1,560 (+12%)	8mo	$182,000	$117	29
3168 31st Ave	0.83mi	4/3.0 (+1)	1,136 (-18%)	4mo	$280,000	$246	28
3854 30th Ave	0.84mi	4/2.0 (+1)	1,612 (+16%)	9mo	$325,000	$202	28
325 28th St	1.05mi	2/1.0 (-1)	1,632 (+17%)	4mo	$217,500	$133	28
3251 Fairlane Ave	1.05mi	4/3.0 (+1)	1,164 (-16%)	5mo	$317,000	$272	27
2923 31st St	0.76mi	4/3.0 (+1)	1,155 (-17%)	15mo	$315,000	$273	19

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: -32.7%
• Equity multiple: -0.07×
• Total profit: $-55,324
• Equity at exit: $27,584

10-year hold

• IRR: -37.6%
• Equity multiple: -0.55×
• Total profit: $-80,194
• Equity at exit: $15,995

Cash invested: $51,800 (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: 3 active · 4 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $269,000 ($212/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.6% 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: 10.1×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$325
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-401

Break-even live

Break-even rent $2,030

Max offer price $126,909

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-338	+0% $-401	+5% $-465	+10% $-529
Rent	-10% $-522	-5% $-462	+0% $-401	+5% $-341	+10% $-281
Rate	-1.0pp $-308	-0.5pp $-354	base $-401	+0.5pp $-449	+1.0pp $-498

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association with a $325 monthly fee

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Frame constructionWood siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Electric rangeMicrowaveRefrigeratorDishwasherElectric water heater
• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Walk-in closet(s)Window coveringsSmoke detector(s)
• Laundry & utility: WasherDryerElectric dryer hookup on main level

HOA detail $325/mo · $3,900/yr

• Likely covers: waterlandscapingsnow removal

Listing history 18 events

1. 2026-06-09
   days on market $185,000 Active 36 DOM
2. 2026-06-08
   days on market $185,000 Active 35 DOM
3. 2026-06-07
   days on market $185,000 Active 34 DOM
4. 2026-06-07
   days on market $185,000 Active 33 DOM
5. 2026-06-04
   days on market $185,000 Active 30 DOM
6. 2026-06-02
   days on market $185,000 Active 29 DOM
7. 2026-06-01
   days on market $185,000 Active 28 DOM
8. 2026-05-31
   days on market $185,000 Active 27 DOM
9. 2026-05-01
   listed $185,000 Active 349-char remark
10. 2025-07-25
    price $195,000
11. 2025-02-08
    listed $225,000 Active
12. 2020-10-20
    soldstatus $140,000
13. 2020-08-21
    listed $139,900
14. 2018-10-30
    soldstatus $105,000
15. 2017-11-21
    listed $127,900
16. 2015-07-29
    soldstatus $117,000
17. 2015-02-17
    listed $119,900
18. 2014-05-01
    listed $119,900

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

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 ≥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: $18,259
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$3,900
• − Depreciation: −$5,382
• Taxable loss: −$8,007
• Est. tax savings @ 24.0%: +$1,922
• After-tax cash flow: $-2,896/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 75/100 Cosmetic rehab Est. rehab $6,950–$20,850 screening

This single-family home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates to increase its value are painting the exterior and replacing the sliding glass doors.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace sliding glass doors — improves energy efficiency and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary North Park Elementary F NE #289/502 Nat'l #16,061/41,679 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

---

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

Property features AI

Finance

• HOA & community: Homeowners association with a $325 monthly fee

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Frame constructionWood siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Electric rangeMicrowaveRefrigeratorDishwasherElectric water heater
• Bedrooms: 3 main-level bedrooms
• Heating & cooling: Forced-air heatingCentral air conditioning
• Interior features: Walk-in closet(s)Window coveringsSmoke detector(s)
• Laundry & utility: WasherDryerElectric dryer hookup on main level

Price history

+54.3% since first listed

10 events — show timeline

• 2026-05-01 Listed $185,000 CBOR
• 2025-07-25 Price Changed $195,000 CBOR
• 2025-02-08 Listed $225,000 CBOR
• 2020-10-20 Sold (MLS) $140,000 CBOR
• 2020-08-21 Listed $139,900 CBOR
• 2018-10-30 Sold (MLS) $105,000 CBOR
• 2017-11-21 Listed $127,900 CBOR
• 2015-07-29 Sold (MLS) $117,000 CBOR
• 2015-02-17 Listed $119,900 CBOR
• 2014-05-01 Listed $119,900 CBOR