2070 25th Ave · Columbus, NE 68601

$195,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 7 Days on market

Built 1895 $178/sqft · 45% above area Est $188k · at est.

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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 +13.0/30.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 2 bathroom home with a single car garage and beautifully maintained landscaping that truly makes this property stand out! Enjoy relaxing mornings or evenings on the spacious 16x6 covered porch, perfect for entertaining or simply taking in peaceful surroundings. The seller is also willing to leave the lawn care equipment, making it easy to keep the yard looking it's best. This well-cared-for property offers comfort, curb appeal and convenience all in one inviting package.

Key facts

• Covered porch
• Landscaping
• Garage

Tags

• COVERED PORCH
• LANDSCAPING

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Asphalt roof
• Exterior features: Porch; Vinyl fencing; Paved public road with public maintenance

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window coverings; Water softener; Gas water heater; Partial basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (20.0% below list).
• Recommended offer: $156k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Emerson Elementary School (math 32% / reading 52%, grade F, #319 of 502 statewide, top 68%, 281 students, 52% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $195k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,907 (20.0% 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. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $187,615
• List price: $195,000
• Delta: 3.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 22nd St	0.32mi	3/1.0 (+1)	1,088 (-1%)	21mo	$165,000	$152	61
1168 19th Ave	0.72mi	2/1.0	1,100 (+0%)	7mo	$165,000	$150	60
3009 21 St	0.31mi	2/2.0	998 (-9%)	23mo	$93,000	$93	48
3053 31st Ave	0.73mi	3/3.0 (+1)	1,106 (+1%)	22mo	$275,000	$249	33
1359 18th Ave	0.69mi	3/1.0 (+1)	1,240 (+13%)	20mo	$200,000	$161	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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-32,353
• Equity at exit: $29,075

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-29,257
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-11

Break-even live

Break-even rent $1,573

Max offer price $193,021

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $44	+0% $-11	+5% $-66	+10% $-122
Rent	-10% $-134	-5% $-73	+0% $-11	+5% $50	+10% $112
Rate	-1.0pp $87	-0.5pp $38	base $-11	+0.5pp $-62	+1.0pp $-113

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1281 37th Ave Columbus, NE	2.0	2.0	1250	$1,850	$1.48	45d	1	0.95mi
3539 43rd Ave Unit 208 Columbus, NE	2.0	2.0	1053	$1,650	$1.57	45d	1	1.42mi
3539 43rd Ave Unit 304 Columbus, NE	2.0	2.0	1051	$1,595	$1.52	45d	1	1.42mi
3539 43rd Ave Unit 102 Columbus, NE	2.0	2.0	1051	$1,850	$1.76	45d	1	1.42mi
3539 43rd Ave Unit 202 Columbus, NE	2.0	2.0	973	$1,525	$1.57	45d	1	1.42mi
3539 43rd Ave Unit 105 Columbus, NE	1.0	1.0	775	$1,475	$1.90	45d	1	1.42mi
3539 43rd Ave Unit 104 Columbus, NE	1.0	1.0	716	$1,395	$1.95	45d	1	1.42mi
3539 43rd Ave Unit 305 Columbus, NE	1.0	1.0	775	$1,325	$1.71	45d	1	1.42mi
3539 43rd Ave Unit 203 Columbus, NE	1.0	1.0	726	$1,275	$1.76	45d	1	1.42mi
3539 43rd Ave Unit 306 Columbus, NE	1.0	1.0	716	$1,225	$1.71	45d	1	1.42mi
3539 43rd Ave Unit 106 Columbus, NE	2.0	2.0	1053	$1,750	$1.66	45d	1	1.42mi
3539 43rd Ave Unit 103 Columbus, NE	1.0	1.0	726	$1,425	$1.96	45d	1	1.42mi
3539 43rd Ave Unit 307 Columbus, NE	2.0	1.0	903	$1,425	$1.58	45d	1	1.42mi

Listing history 3 events

1. 2026-05-18
   status Pending 495-char remark
2. 2026-05-08
   listed $195,000 Active 495-char remark
3. 2003-09-26
   soldstatus $47,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $3,374 · $281/mo
• Expected delta: +$1,705/yr (+$142/mo · 102.2%)

ⓘ 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 ≥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: $18,709
• − Mortgage interest: −$10,923
• − Property taxes: −$1,668
• − Insurance: −$975
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$5,673
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $711/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

+314.9% since first listed

3 events — show timeline

• 2026-05-18 Pending — CBOR
• 2026-05-08 Listed $195,000 CBOR
• 2003-09-26 Sold (Public Records) $47,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,668 · -1.2% YoY. Source: county tax records.