4110 16th St · Columbus, NE 68601

$160,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 29 Days on market

Built 1957 Est $209k · 23% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• 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 MLS

NEW CENTRAL AIR 2013, NEW SHINGLES 2012, NEWER ELECTRICAL BREAKER PANEL. NICE LOCATION, ROOM FOR DETACHED GARAGE.

Key facts

• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 301 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $160k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.08% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $208,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 16th St	0.00mi	2/1.0	1,500 (+7%)	1mo	$160,000	$107	88
4008 15th St	0.07mi	2/1.0	1,536 (+10%)	1mo	$125,000	$81	80
1772 45th Ave	0.24mi	2/2.0	1,440 (+3%)	4mo	$184,800	$128	77
1665 40th Ave	0.11mi	3/1.0 (+1)	1,297 (-7%)	3mo	$193,000	$149	75
1872 Sunset Ln	0.24mi	2/1.0	1,400 (0%)	18mo	$187,000	$134	74
3714 14 St	0.26mi	3/1.5 (+1)	1,489 (+6%)	4mo	$245,000	$165	67
1855 45th Ave	0.24mi	2/2.0	1,600 (+14%)	2mo	$209,000	$131	59
3912 22nd St	0.39mi	3/2.0 (+1)	1,260 (-10%)	7mo	$275,000	$218	50
3518 16th St	0.36mi	2/2.0	1,296 (-7%)	20mo	$195,000	$150	50
3217 20th St	0.60mi	2/1.0	1,548 (+11%)	17mo	$164,900	$107	40
1 Thundershore Dr	0.63mi	2/2.0	1,238 (-12%)	22mo	$350,000	$283	29
35 Lakeshore Dr	0.75mi	3/3.0 (+1)	1,580 (+13%)	9mo	$315,000	$199	24

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,104
• Equity at exit: $23,857

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $22,324
• Equity at exit: $13,834

Cash invested: $44,800 (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 →

ZIP-level market 68601

• Home prices YoY: -22.4%
• Active inventory: 301
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $327

Break-even live

Break-even rent $1,313

Max offer price $160,000

Occupancy floor 76%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.33mi
3539 43rd Ave Unit 304 Columbus, NE	2.0	2.0	1051	$1,595	$1.52	44d	1	1.16mi
3539 43rd Ave Unit 208 Columbus, NE	2.0	2.0	1053	$1,650	$1.57	44d	1	1.16mi
3539 43rd Ave Unit 202 Columbus, NE	2.0	2.0	973	$1,525	$1.57	44d	1	1.16mi
3539 43rd Ave Unit 106 Columbus, NE	2.0	2.0	1053	$1,750	$1.66	44d	1	1.16mi
3539 43rd Ave Unit 307 Columbus, NE	2.0	1.0	903	$1,425	$1.58	44d	1	1.16mi
3539 43rd Ave Unit 102 Columbus, NE	2.0	2.0	1051	$1,850	$1.76	44d	1	1.16mi

Listing history 6 events

1. 2026-04-06
   status Pending
2. 2026-03-30
   price $160,000
3. 2026-03-08
   listed $169,500 Active
4. 2015-04-30
   soldstatus $57,000 113-char remark

   Show marketing remark (113 chars)

   NEW CENTRAL AIR 2013, NEW SHINGLES 2012, NEWER ELECTRICAL BREAKER PANEL. NICE LOCATION, ROOM FOR DETACHED GARAGE.

5. 2015-04-30
   soldstatus $57,000

   Show marketing remark (113 chars)

   NEW CENTRAL AIR 2013, NEW SHINGLES 2012, NEWER ELECTRICAL BREAKER PANEL. NICE LOCATION, ROOM FOR DETACHED GARAGE.

6. 2015-03-27
   listed $59,900 113-char remark

   Show marketing remark (113 chars)

   NEW CENTRAL AIR 2013, NEW SHINGLES 2012, NEWER ELECTRICAL BREAKER PANEL. NICE LOCATION, ROOM FOR DETACHED GARAGE.

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$1,192/yr (+$99/mo · 75.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $20,722
• − Mortgage interest: −$8,962
• − Property taxes: −$1,576
• − Insurance: −$800
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$4,655
• Taxable income: $1,414
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,587/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

+167.1% since first listed

6 events — show timeline

• 2026-04-06 Pending — CBOR
• 2026-03-30 Price Changed $160,000 CBOR
• 2026-03-08 Listed $169,500 CBOR
• 2015-04-30 Sold (Public Records) $57,000 Public Records
• 2015-04-30 Sold (MLS) $57,000 CBOR
• 2015-03-27 Listed $59,900 CBOR

Property tax history

+3.2%/yr

Latest (2025): $1,576 · +3.4% YoY. Source: county tax records.