1801 Scribner Ave · Columbia, TN 38401

$285,000

4 bd · 1.0 ba · 2,160 sqft · SingleFamily public records · 59 Days on market

Built 1950 8,712 sqft lot $132/sqft · 15% below area Est $334k · 15% under ↓ 21% since listing

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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 +18.1/30.0
• ARV discount +14.1/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1801 Scribner Ave, Columbia, TN 38401 — a charming cottage-style home on a desirable corner lot just minutes from historic Downtown Columbia. This well-maintained two-story residence offers the perfect blend of timeless character, modern comfort, and everyday convenience. The primary bedroom is located on the main level, providing flexible first-floor living, while additional space upstairs is ideal for guest rooms, a home office, or hobby areas. Enjoy peace of mind with a newer HVAC system (approximately 3 years old) and low-maintenance vinyl siding for easy upkeep. A single-car garage adds practicality and extra storage. With inviting curb appeal and a prime location near shopping, dining, and Columbia’s vibrant downtown district, this charming home is a wonderful opportunity you won’t want to miss. Schedule your private showing today! Property Being Sold " As IS"

Key facts

• Single-car garage
• Corner lot
• Newer hvac system

Tags

• CORNER LOT
• PRIMARY BEDROOM ON MAIN LEVEL
• NEWER HVAC SYSTEM
• LOW-MAINTENANCE VINYL SIDING
• SINGLE-CAR GARAGE
• PRIME LOCATION NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $249k (12.7% below list).
• Recommended offer: $249k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Columbia — 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 63/100 on livability (#207 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Maury County (town): math 19% / reading 21% proficiency, ranked #108 of 139 in TN (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 1118 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,650 units permitted in Maury County in 2024 (60 in 5+ unit buildings).
• This rent runs 44% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Maury County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,944 (12.7% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.87% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $334,390
• List price: $285,000
• Delta: -14.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Hickman St	0.39mi	3/1.0 (-1)	2,222 (+3%)	1mo	$103,000	$46	71
1916 Woodmont Dr	0.37mi	4/2.0	2,200 (+2%)	22mo	$335,000	$152	58
1207 Trotwood Ave	0.70mi	3/2.0 (-1)	2,176 (+1%)	10mo	$240,000	$110	49
2012 Wedgewood Dr	0.68mi	4/3.0	2,093 (-3%)	10mo	$286,000	$137	47
333 W 14th St	0.61mi	4/2.5	2,056 (-5%)	17mo	$365,000	$178	44
1033 Rolling Fields Cir	0.44mi	3/2.5 (-1)	2,457 (+14%)	6mo	$409,000	$166	41
2013 Highland Ave	0.68mi	4/2.0	2,467 (+14%)	5mo	$450,000	$182	36
1001 Rolling Fields Cir	0.63mi	3/2.5 (-1)	2,387 (+10%)	12mo	$522,000	$219	32
218 Mockingbird Dr	0.54mi	3/2.0 (-1)	1,892 (-12%)	22mo	$320,000	$169	27

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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-25,346
• Equity at exit: $42,494

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $19,448
• Equity at exit: $24,642

Cash invested: $79,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 38401

• Home prices YoY: -22.7%
• Rents YoY: 5.0%
• Active inventory: 1118
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $250

Break-even live

Break-even rent $2,173

Max offer price $285,000

Occupancy floor 85%

Sensitivity live

Price	-10% $411	-5% $331	+0% $250	+5% $169	+10% $89
Rent	-10% $53	-5% $152	+0% $250	+5% $348	+10% $447
Rate	-1.0pp $394	-0.5pp $322	base $250	+0.5pp $176	+1.0pp $101

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 McKinley Dr Columbia, TN	4.0	3.5	2727	$3,500	$1.28	15d	1	1.14mi
329 E 18th St Columbia, TN	3.0	3.0	1720	$1,795	$1.04	44d	1	1.15mi
105 Eiger Pl Columbia, TN	4.0	3.0	2100	$2,340	$1.11	24d	1	1.21mi
107 E 9th St Unit D-7 Columbia, TN	3.0	3.5	2060	$2,550	$1.24	18d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $285,000 Active 59 DOM
2. 2026-06-17
   days on market $285,000 Active 58 DOM
3. 2026-06-16
   days on market $285,000 Active 57 DOM
4. 2026-06-15
   days on market $285,000 Active 56 DOM
5. 2026-06-13
   days on market $285,000 Active 54 DOM
6. 2026-06-13
   days on market $285,000 Active 53 DOM
7. 2026-06-09
   days on market $285,000 Active 50 DOM
8. 2026-06-08
   days on market $285,000 Active 49 DOM
9. 2026-06-07
   days on market $285,000 Active 48 DOM
10. 2026-06-03
    days on market $285,000 Active 44 DOM
11. 2026-06-02
    days on market $285,000 Active 43 DOM
12. 2026-06-01
    days on market $285,000 Active 42 DOM
13. 2026-05-31
    days on market $285,000 Active 41 DOM
14. 2026-05-06
    price $285,000 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1801 Scribner Ave, Columbia, TN 38401 — a charming cottage-style home on a desirable corner lot just minutes from historic Downtown Columbia. This well-maintained two-story residence offers the perfect blend of timeless character, modern comfort, and everyday convenience. The primary bedroom is located on the main level, providing flexible first-floor living, while additional space upstairs is ideal for guest rooms, a home office, or hobby areas. Enjoy peace of mind with a newer HVAC system (approximately 3 years old) and low-maintenance vinyl siding for easy upkeep. A single-car garage adds practicality and extra storage. With inviting curb appeal and a prime location near shopping, dining, and Columbia’s vibrant downtown district, this charming home is a wonderful opportunity you won’t want to miss. Schedule your private showing today! Property Being Sold " As IS"

15. 2026-05-05
    status Active 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1801 Scribner Ave, Columbia, TN 38401 — a charming cottage-style home on a desirable corner lot just minutes from historic Downtown Columbia. This well-maintained two-story residence offers the perfect blend of timeless character, modern comfort, and everyday convenience. The primary bedroom is located on the main level, providing flexible first-floor living, while additional space upstairs is ideal for guest rooms, a home office, or hobby areas. Enjoy peace of mind with a newer HVAC system (approximately 3 years old) and low-maintenance vinyl siding for easy upkeep. A single-car garage adds practicality and extra storage. With inviting curb appeal and a prime location near shopping, dining, and Columbia’s vibrant downtown district, this charming home is a wonderful opportunity you won’t want to miss. Schedule your private showing today! Property Being Sold " As IS"

16. 2026-05-04
    historical Active Under Contract 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1801 Scribner Ave, Columbia, TN 38401 — a charming cottage-style home on a desirable corner lot just minutes from historic Downtown Columbia. This well-maintained two-story residence offers the perfect blend of timeless character, modern comfort, and everyday convenience. The primary bedroom is located on the main level, providing flexible first-floor living, while additional space upstairs is ideal for guest rooms, a home office, or hobby areas. Enjoy peace of mind with a newer HVAC system (approximately 3 years old) and low-maintenance vinyl siding for easy upkeep. A single-car garage adds practicality and extra storage. With inviting curb appeal and a prime location near shopping, dining, and Columbia’s vibrant downtown district, this charming home is a wonderful opportunity you won’t want to miss. Schedule your private showing today! Property Being Sold " As IS"

17. 2026-04-20
    listed $299,999 Active 917-char remark

    Show marketing remark (917 chars)

    Welcome to 1801 Scribner Ave, Columbia, TN 38401 — a charming cottage-style home on a desirable corner lot just minutes from historic Downtown Columbia. This well-maintained two-story residence offers the perfect blend of timeless character, modern comfort, and everyday convenience. The primary bedroom is located on the main level, providing flexible first-floor living, while additional space upstairs is ideal for guest rooms, a home office, or hobby areas. Enjoy peace of mind with a newer HVAC system (approximately 3 years old) and low-maintenance vinyl siding for easy upkeep. A single-car garage adds practicality and extra storage. With inviting curb appeal and a prime location near shopping, dining, and Columbia’s vibrant downtown district, this charming home is a wonderful opportunity you won’t want to miss. Schedule your private showing today! Property Being Sold " As IS"

18. 2026-04-14
    historical
19. 2026-03-29
    price $305,000
20. 2026-03-14
    price $315,000
21. 2026-03-03
    price $339,900
22. 2026-02-11
    listed $359,900 Active
23. 2026-01-28
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $1,240 · $103/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$784/yr (+$65/mo · 63.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,873
• − Mortgage interest: −$15,964
• − Property taxes: −$1,240
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$8,291
• Taxable loss: −$1,827
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $3,438/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: Maury County
• NCES district ID: 4702760
• Math proficiency: 19% ▼ -5.00%
• Reading proficiency: 21% ▼ -4.00%
• Median HH income: $47,668
• Composite: 17.69/100
• National rank: #9024
• State rank: #108 of 139 in TN

Livability — Columbia

• Score: 63/100
• State rank: #207
• US rank: #16090

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, TN
• County: Maury County · 121,382 people
• City population: 67,482
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 67,482
• Household income: $68,475
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 2026.0

Population outlook (Maury County) Hauer SSP2

• Today (2025): 102,894 people
• By 2030: 110,269 · +7.2%
• By 2040: 124,426 · +20.9%
• By 2050: 137,543 · +33.7%
• By 2075: 167,438 · +62.7%
• By 2100: 184,489 · +79.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Maury

• 2024 margin: Solid R (+44.6) · D 27.1% · R 71.8% · Other 1.1%
• 2008→2024 swing: -6.2pp toward R · 2008: -38.4pp · 2024: -44.6pp
• All cycles: 2024: R+44.6 2020: R+36.5 2016: R+39.2 2012: R+26.9 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.75%
• Current HPI: 343.0362
• Rent YoY: ▲ 4.97%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

-20.8% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $285,000 REALTRACS as Distributed by MLS Grid
• 2026-05-05 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-04 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-20 Listed $299,999 REALTRACS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-29 Price Changed $305,000 REALTRACS as Distributed by MLS Grid
• 2026-03-14 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2026-03-03 Price Changed $339,900 REALTRACS as Distributed by MLS Grid
• 2026-02-11 Listed $359,900 REALTRACS as Distributed by MLS Grid
• 2026-01-28 Coming Soon — REALTRACS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $1,240 · +0.0% YoY. Source: county tax records.