1910 32nd St · Columbus, NE 68601

$105,000

1 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 20 Days on market

Built 1974 $325/mo HOA · 26% 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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 1 bed / 1 bath condo (unit 201) with over 1,000 sq ft of living space! Located on the 2nd floor. The kitchen comes complete with all appliances, and the in-unit washer/dryer stays. The monthly HOA fee of $325 covers water, sewer, trash, lawn care, snow removal, and all common-area maintenance and electricity. You’ll also appreciate the convenience of onsite parking (no garage parking) and low-maintenance living. This unit was recently deep cleaned and carpets professionally cleaned by Service Master.

Key facts

• Bright living area
• Off street parking
• Built 1974

Tags

• BRIGHT LIVING AREA
• WELL APPOINTED KITCHEN
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO PARKS
• OFF STREET PARKING

Property features AI

Finance

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

Exterior

• Parking: No designated parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential single family residence
• Exterior features: Paved road frontage; Publicly maintained road

Interior

• Bedrooms: 1 main-level bedroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-69 ($-823/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (11.5% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $93k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: 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: 300 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 $726 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($103k) 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $92,884 (11.5% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.21% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $224,406
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 32nd St	0.00mi	1/1.0	1,128 (-8%)	7mo	$90,000	$80	80
3055 17th Ave	0.17mi	2/2.0 (+1)	1,256 (+2%)	14mo	$229,000	$182	68

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-21,149
• Equity at exit: $15,656

10-year hold

• IRR: -13.3%
• Equity multiple: 0.21×
• Total profit: $-23,092
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$44
• HOA: −$325
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-69

Break-even live

Break-even rent $1,360

Max offer price $92,884

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-39	+0% $-69	+5% $-98	+10% $-128
Rent	-10% $-169	-5% $-119	+0% $-69	+5% $-18	+10% $32
Rate	-1.0pp $-16	-0.5pp $-42	base $-69	+0.5pp $-96	+1.0pp $-123

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: watersewertrashelectriclandscapingsnow removal

Listing history 15 events

1. 2026-06-22
   days on market $105,000 Active 20 DOM
2. 2026-06-21
   days on market $105,000 Active 19 DOM
3. 2026-06-21
   days on market $105,000 Active 18 DOM
4. 2026-06-18
   days on market $105,000 Active 16 DOM
5. 2026-06-17
   days on market $105,000 Active 15 DOM
6. 2026-06-16
   days on market $105,000 Active 14 DOM
7. 2026-06-15
   days on market $105,000 Active 13 DOM
8. 2026-06-13
   days on market $105,000 Active 11 DOM
9. 2026-06-12
   days on market $105,000 Active 10 DOM
10. 2026-06-09
    days on market $105,000 Active 7 DOM
11. 2026-06-08
    days on market $105,000 Active 6 DOM
12. 2026-06-07
    days on market $105,000 Active 5 DOM
13. 2026-06-07
    days on market $105,000 Active 4 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $105,000 Active 1 DOM

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $15,281
• − Mortgage interest: −$5,882
• − Property taxes: −$1,863
• − Insurance: −$525
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − HOA: −$3,900
• − Depreciation: −$3,055
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $-250/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

+90.9% since first listed

10 events — show timeline

• 2026-06-02 Listed $105,000 CBOR
• 2025-11-17 Sold (Public Records) $92,800 Public Records
• 2025-11-14 Sold (MLS) $90,000 CBOR
• 2025-10-16 Pending — CBOR
• 2025-10-01 Listed $100,000 CBOR
• 2022-07-14 Sold (Public Records) $125,000 Public Records
• 2022-06-30 Sold (MLS) $62,500 CBOR
• 2022-06-30 Sold (MLS) $62,500 CBOR
• 2022-05-19 Listed $55,000 CBOR
• 2022-05-19 Listed $55,000 CBOR

Property tax history

-2.2%/yr

Latest (2025): $1,863 · -6.6% YoY. Source: county tax records.