1709 12th St · Columbus, NE 68601

$199,500

3 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 9 Days on market

Built 1910 Est $235k · 15% under

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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).

• Cash flow +17.2/30.0
• ARV discount +14.3/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great starter home? Maybe something with a large yard and garage/ Come take a look this 3 bedroom 1 1/2 bath home located in Columbus. Tastefully updated and with a little work you can make it your own. Fully fenced back yard and huge 3 car garage. Call and setup a showing today.

Key facts

• Huge garage
• Large yard
• 3 garage spots

Tags

• LARGE YARD
• FULLY FENCED BACK YARD
• HUGE GARAGE

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Frame construction; Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Electric range; Refrigerator
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full finished basement; Electric water heater
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $185k (7.3% below list).
• Recommended offer: $185k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000 (7.3% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $235,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Parkway	0.49mi	3/2.0	1,953 (-1%)	5mo	$240,000	$123	71
1708 17th St	0.37mi	3/1.0	1,834 (-7%)	2mo	$219,000	$119	65
1464 22nd Ave	0.37mi	4/2.0 (+1)	1,824 (-8%)	2mo	$165,000	$90	63
1065 20th Ave	0.17mi	4/2.0 (+1)	2,240 (+13%)	3mo	$200,000	$89	62
2117 16th St	0.39mi	3/2.0	2,178 (+10%)	4mo	$247,000	$113	61
664 Louis Pl	0.66mi	3/2.0	2,080 (+5%)	1mo	$252,000	$121	59
1571 12th Ave	0.46mi	2/2.0 (-1)	1,808 (-8%)	3mo	$184,900	$102	57
753 10th Ave	0.57mi	3/2.0	2,184 (+10%)	1mo	$269,000	$123	55
571 9th Ave	0.66mi	3/2.0	2,184 (+10%)	3mo	$270,000	$124	49
132 E Parkway Pkwy	0.66mi	2/2.0 (-1)	2,132 (+8%)	3mo	$214,000	$100	48
1871 25th Ave	0.67mi	3/1.0	1,680 (-15%)	6mo	$140,000	$83	35
2161 22nd Ave	0.71mi	2/1.0 (-1)	1,728 (-13%)	3mo	$235,000	$136	35

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,345
• Equity at exit: $29,746

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,784
• Equity at exit: $17,249

Cash invested: $55,860 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $141

Break-even live

Break-even rent $1,671

Max offer price $199,500

Occupancy floor 87%

Sensitivity live

Price	-10% $254	-5% $198	+0% $141	+5% $85	+10% $28
Rent	-10% $-5	-5% $68	+0% $141	+5% $214	+10% $287
Rate	-1.0pp $242	-0.5pp $192	base $141	+0.5pp $89	+1.0pp $37

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1281 37th Ave Columbus, NE	2.0	2.0	1250	$1,850	$1.48	44d	1	1.24mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $199,500 Active
3. 2023-02-06
   soldstatus $180,000
4. 2010-07-12
   soldstatus $79,000
5. 2004-03-05
   soldstatus $67,000

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $3,451 · $288/mo
• Expected delta: +$1,159/yr (+$97/mo · 50.6%)

ⓘ 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: $22,200
• − Mortgage interest: −$11,175
• − Property taxes: −$2,292
• − Insurance: −$998
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,804
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,083/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

+197.8% since first listed

5 events — show timeline

• 2026-04-30 Pending — CBOR
• 2026-04-20 Listed $199,500 CBOR
• 2023-02-06 Sold (Public Records) $180,000 Public Records
• 2010-07-12 Sold (Public Records) $79,000 Public Records
• 2004-03-05 Sold (Public Records) $67,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,292 · +2.5% YoY. Source: county tax records.