1203 10th St · Columbus, NE 68601

$139,000

2 bd · 1.0 ba · 797 sqft · SingleFamily public records · 14 Days on market

Built 1945 Est $192k · 28% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

2-bedroom, 1-bath home that's perfect for first-time buyers or as an investment opportunity. The home features a large fenced in backyard and a 2 car detached garage. This cozy property offers great potential and an affordable entry into homeownership or rental income. The corner countertop will be replaced prior to closing. Don't miss the chance to make this property your own!

Key facts

• 2 garage spots
• Built 1945
• Listed 14 days

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Natural gas available; Electricity available
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Paved road frontage; Publicly maintained road

Interior

• Kitchen: Gas range; Refrigerator
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater; Gas range; Refrigerator; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 10.4% 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; 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 $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $139k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1945 — 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: 1.27% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $192,077
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
659 11th Ave	0.24mi	2/1.0	780 (-2%)	7mo	$188,000	$241	79
1810 7th St	0.44mi	2/1.0	840 (+5%)	2mo	$105,000	$125	69
1618 17th St	0.58mi	2/1.0	802 (+1%)	24mo	$145,000	$181	52
2018 3rd St	0.71mi	2/1.0	912 (+14%)	8mo	$225,000	$247	36
2114 8th St	0.62mi	2/1.0	909 (+14%)	14mo	$185,000	$204	36
1714 3rd St	0.57mi	3/2.0 (+1)	914 (+15%)	13mo	$245,000	$268	29

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,789
• Equity at exit: $20,725

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $45,818
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $476

Break-even live

Break-even rent $1,163

Max offer price $139,000

Occupancy floor 68%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 8th St Columbus, NE	3.0	1.0–2.0	820	$1,765	$2.15	44d	22	0.44mi

Listing history 12 events

1. 2026-06-17
   status $139,000 Pending 14 DOM
2. 2026-06-16
   days on market $139,000 Active 14 DOM
3. 2026-06-15
   days on market $139,000 Active 13 DOM
4. 2026-06-13
   pricedays on market $139,000 Active 11 DOM
5. 2026-06-12
   days on market $144,000 Active 10 DOM
6. 2026-06-09
   days on market $144,000 Active 7 DOM
7. 2026-06-08
   days on market $144,000 Active 6 DOM
8. 2026-06-07
   days on market $144,000 Active 5 DOM
9. 2026-06-07
   days on market $144,000 Active 4 DOM
10. 2026-06-04
    remarks 380-char remark
11. 2026-06-03
    remarks 306-char remark
12. 2026-06-03
    listed $144,000 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: $1,579 · $132/mo
• Projected year-2 tax: $2,405 · $200/mo
• Expected delta: +$826/yr (+$69/mo · 52.3%)

ⓘ 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: $21,180
• − Mortgage interest: −$7,786
• − Property taxes: −$1,579
• − Insurance: −$695
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,044
• Taxable income: $3,688
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,826/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

+193.9% since first listed

2 events — show timeline

• 2026-06-02 Listed $144,000 CBOR
• 2006-02-07 Sold (Public Records) $49,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,579 · +22.4% YoY. Source: county tax records.