1612 Columbia Ave · Columbia, TN 38401

$155,000

4 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 128 Days on market

Built 1950 0.25 ac lot $133/sqft · 41% below area Est $263k · 41% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• 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

Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1950

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$262,618) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 31% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $45k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $155k implies a 469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $262,618
• List price: $155,000
• Delta: -40.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Hatcher Ln	0.22mi	3/2.0 (-1)	1,220 (+5%)	2mo	$280,000	$230	71
408 Hatcher Ln	0.20mi	3/2.0 (-1)	1,220 (+5%)	3mo	$280,000	$230	71
1805 Dimple Ct	0.14mi	3/1.5 (-1)	1,036 (-11%)	3mo	$185,000	$179	66
1930 Woodmont Dr	0.56mi	3/1.0 (-1)	1,152 (-1%)	3mo	$260,000	$226	64
516 Pickens Ln	0.38mi	3/1.0 (-1)	1,075 (-8%)	2mo	$235,000	$219	62
1923 Woodmont Dr	0.50mi	3/1.0 (-1)	1,209 (+4%)	4mo	$210,000	$174	62
314 W 10th St	0.66mi	3/2.0 (-1)	1,133 (-3%)	2mo	$100,000	$88	54
2004 Morris Ave	0.57mi	3/1.0 (-1)	1,050 (-10%)	2mo	$225,000	$214	51
317 E 17th St	0.53mi	3/2.0 (-1)	1,056 (-9%)	2mo	$210,000	$199	49
1899 Cherry St	0.67mi	3/1.0 (-1)	1,047 (-10%)	0mo	$245,900	$235	47
1904 Cherry St	0.65mi	3/1.0 (-1)	1,040 (-11%)	2mo	$207,000	$199	45
1929 Woodmont Dr	0.53mi	3/1.0 (-1)	1,000 (-14%)	2mo	$232,420	$232	45

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $7,531
• Equity at exit: $23,111

10-year hold

• IRR: 15.5%
• Equity multiple: 2.36×
• Total profit: $59,156
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$813
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $457

Break-even live

Break-even rent $1,195

Max offer price $155,000

Occupancy floor 69%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1923 Woodmont Dr Columbia, TN	3.0	1.0	1222	$1,700	$1.39	24d	1	0.48mi
314 E 18th St Columbia, TN	3.0	1.0	988	$999	$1.01	15d	1	0.58mi
505 Washington St Columbia, TN	3.0	2.0	1241	$1,950	$1.57	44d	1	0.96mi
2516 Pitts Ct Columbia, TN	1.0–4.0	1.0–2.0	896	$2,100	$2.34	4d	6	1.04mi
615 N High St Unit B Columbia, TN	3.0	2.5	1200	$1,300	$1.08	24d	1	1.09mi
915 Mapleash Ave Columbia, TN	4.0	2.0	1308	$1,995	$1.53	44d	1	1.16mi
908 Mapleash Ave Columbia, TN	3.0	2.0	1112	$1,750	$1.57	17d	1	1.17mi
2411 Pulaski Hwy Columbia, TN	1.0–3.0	1.0–2.0	1042	$1,749	$1.68	2d	12	1.18mi
600 Hallmark Dr Columbia, TN	3.0	2.0	1138	$1,479	$1.30	44d	3	1.28mi
1955 Union Pl Columbia, TN	1.0–3.0	1.0–2.5	923	$1,791	$1.94	2d	12	1.30mi
100 Stonebridge Way Columbia, TN	2.0–3.0	2.0	1067	$1,485	$1.39	2d	4	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $155,000 Active 128 DOM
2. 2026-06-17
   days on market $155,000 Active 127 DOM
3. 2026-06-16
   days on market $155,000 Active 126 DOM
4. 2026-06-15
   days on market $155,000 Active 125 DOM
5. 2026-06-13
   days on market $155,000 Active 123 DOM
6. 2026-06-13
   days on market $155,000 Active 122 DOM
7. 2026-06-10
   status $155,000 Active 119 DOM
8. 2026-06-09
   days on market $155,000 Active Under Contract 119 DOM
9. 2026-06-08
   days on market $155,000 Active Under Contract 118 DOM
10. 2026-06-07
    days on market $155,000 Active Under Contract 117 DOM
11. 2026-06-03
    days on market $155,000 Active Under Contract 113 DOM
12. 2026-06-02
    days on market $155,000 Active Under Contract 112 DOM
13. 2026-06-01
    days on market $155,000 Active Under Contract 111 DOM
14. 2026-05-31
    days on market $155,000 Active Under Contract 110 DOM
15. 2026-05-19
    price $155,000 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

16. 2026-04-26
    status Active 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

17. 2026-03-20
    price $165,000 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

18. 2026-02-24
    price $174,900 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

19. 2026-02-17
    price $179,900 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

20. 2026-02-17
    status Active 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

21. 2026-02-10
    historical Active Under Contract 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

22. 2026-02-02
    price $189,900 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

23. 2026-01-16
    listed $199,900 Active 737-char remark

    Show marketing remark (737 chars)

    Do NOT disturb tenant. Opportunity knocks just minutes from the heart of Columbia’s Arts District. This 4-bedroom, 1-bath home has a proven track record for cash flow, with loads of potential for the right buyer. Set in an area that is bustling with growth, you’re just a short distance from local favorites like Hanks Coffee, Bradley Mountain, and Mama Mila’s, with downtown Columbia’s shops, dining, and arts scene right nearby. This property offers a rare chance to get into one of Columbia’s most vibrant pockets. Bring your vision and creativity—this is a blank canvas in a great location. Sold as-is. Don’t miss the chance to capitalize on location, character, and potential all in one.

24. 2013-09-17
    soldstatus $27,235 230-char remark

    Show marketing remark (230 chars)

    Convenient location in town near schools, shopping, restaurants, and recreation! 2 story Cape Cod style home situated on a sloped lot with large mature trees. Snack bar in kitchen. 2 bedrooms on main level and 2 bedrooms upstairs.

25. 2013-09-17
    soldstatus $27,235 Closed 230-char remark

    Show marketing remark (230 chars)

    Convenient location in town near schools, shopping, restaurants, and recreation! 2 story Cape Cod style home situated on a sloped lot with large mature trees. Snack bar in kitchen. 2 bedrooms on main level and 2 bedrooms upstairs.

26. 2013-08-27
    historical 230-char remark

    Show marketing remark (230 chars)

    Convenient location in town near schools, shopping, restaurants, and recreation! 2 story Cape Cod style home situated on a sloped lot with large mature trees. Snack bar in kitchen. 2 bedrooms on main level and 2 bedrooms upstairs.

27. 2013-05-06
    listed $31,500 230-char remark

    Show marketing remark (230 chars)

    Convenient location in town near schools, shopping, restaurants, and recreation! 2 story Cape Cod style home situated on a sloped lot with large mature trees. Snack bar in kitchen. 2 bedrooms on main level and 2 bedrooms upstairs.

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$298/yr (+$25/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $21,288
• − Mortgage interest: −$8,682
• − Property taxes: −$803
• − Insurance: −$775
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,509
• Taxable income: $3,112
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,738/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

+392.1% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $155,000 REALTRACS as Distributed by MLS Grid
• 2026-04-26 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-20 Price Changed $165,000 REALTRACS as Distributed by MLS Grid
• 2026-02-24 Price Changed $174,900 REALTRACS as Distributed by MLS Grid
• 2026-02-17 Price Changed $179,900 REALTRACS as Distributed by MLS Grid
• 2026-02-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-10 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-02 Price Changed $189,900 REALTRACS as Distributed by MLS Grid
• 2026-01-16 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2013-09-17 Sold (MLS) $27,235 REALTRACS as Distributed by MLS Grid
• 2013-09-17 Sold (MLS) $27,235 REALTRACS as Distributed by MLS Grid
• 2013-08-27 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-05-06 Listed $31,500 REALTRACS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $803 · +0.0% YoY. Source: county tax records.