410 Mooresville Pike · Columbia, TN 38401

$90,000

1 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 1 Days on market

Built 1946 0.26 ac lot ↓ 10% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Rare infill opportunity just minutes from the historic Columbia square, on a 65x191 lot zoned CD-3 (Neighborhood). For a buyer ready to build, CD-3 permits new single-family residential construction by right, so you can clear the path and put up a brand new home in one of the most walkable, close-to-downtown pockets in the city. CD-3 also recognizes duplex as a building type, so there is two-family potential to explore here as well, subject to lot width verification and approval from the City of Columbia. Buyers with a larger vision should note that townhome or multifamily development would require a rezoning to CD-4 (General Urban) with City approval, an angle well worth exploring given how close this sits to the square and downtown corridor. The existing nearly 100-year-old structure has lived many lives, originally built as a home, later a neighborhood general store, and for years a small church. It is sold strictly as-is. The building shows its age and is offered for a buyer who wants to bring it back to life or start fresh with new construction. The lot runs deep at 65x191, giving you real room to work behind the existing footprint. You are a short drive to Columbia Square, downtown shopping and restaurants, and the corridors heading toward Spring Hill and Franklin. No HOA. Buyer to verify all zoning, lot dimensions, duplex and rezoning potential, and intended use directly with the City. Land this close to the square at this price point does not come along often. Bring your vision, and let's make something happen.

Key facts

• Infill opportunity
• Zoned cd-3
• Two-family potential

Tags

• INFILL OPPORTUNITY
• ZONED CD-3
• TWO-FAMILY POTENTIAL
• EXISTING STRUCTURE
• LOT RUNS DEEP
• SHORT DRIVE TO COLUMBIA SQUARE

Property features AI

Exterior

• Parking: No covered or assigned parking listed
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One story
• Construction: Fiber cement, stone, and stucco exterior
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window unit cooling
• Interior features: No basement; Concrete flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.0% 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-, crime 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.
• Zoned schools: J. Brown Elementary (math 17% / reading 12%, grade F, #753 of 952 statewide, top 81%, 335 students, 0% FRL); Columbia Central High School (math 7% / reading 27%, grade F, #225 of 332 statewide, top 69%, 1,474 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 1118 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,650 units permitted in Maury County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1946 — 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 $90,000

Questions for the listing agent

1. Built in 1946 — 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. 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?
4. 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?
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: 1.27% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $209,411
• List price: $90,000
• Delta: -52.25%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 E 15th St	0.10mi	2/2.0 (+1)	1,190 (-1%)	4mo	$244,000	$205	82
412 Mooresville Pike	0.03mi	2/1.5 (+1)	1,280 (+7%)	5mo	$190,000	$148	76
319 E 15th St	0.12mi	2/1.5 (+1)	1,140 (-5%)	18mo	$145,000	$127	64
1612 S Main St	0.52mi	2/2.0 (+1)	1,254 (+4%)	5mo	$235,000	$187	55
1409 S High St	0.59mi	2/1.0 (+1)	1,160 (-3%)	20mo	$259,900	$224	45
11131/2 Woodland St	0.56mi	2/2.0 (+1)	1,185 (-1%)	22mo	$290,000	$245	44
200 E 15th St	0.33mi	2/1.0 (+1)	1,056 (-12%)	21mo	$140,000	$133	42
120 Dogwood Dr	0.69mi	2/1.0 (+1)	1,375 (+15%)	4mo	$256,000	$186	36
1103 Woodland St	0.62mi	2/1.0 (+1)	1,308 (+9%)	22mo	$150,000	$115	33
311 E 10th St	0.60mi	2/1.0 (+1)	1,344 (+12%)	17mo	$94,500	$70	33
1115 S Glade St	0.53mi	2/1.0 (+1)	1,024 (-15%)	22mo	$181,700	$177	28
207 Mockingbird Dr	0.69mi	2/1.0 (+1)	1,030 (-14%)	18mo	$245,000	$238	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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.41×
• Total profit: $10,218
• Equity at exit: $13,419

10-year hold

• IRR: 20.6%
• Equity multiple: 2.89×
• Total profit: $47,678
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$472
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $353

Break-even live

Break-even rent $699

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $404	-5% $379	+0% $353	+5% $328	+10% $302
Rent	-10% $263	-5% $308	+0% $353	+5% $399	+10% $444
Rate	-1.0pp $399	-0.5pp $376	base $353	+0.5pp $330	+1.0pp $306

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Whatley St Columbia, TN	2.0	1.0	832	$1,050	$1.26	13d	1	0.21mi
207 E 16th St Unit A Columbia, TN	1.0	1.0	796	$700	$0.88	44d	1	0.26mi
109 E 15th St Columbia, TN	2.0	1.0	812	$1,500	$1.85	44d	1	0.40mi
1315 S High St Columbia, TN	1.0	1.0	800	$1,000	$1.25	4d	1	0.59mi
100 Stonebridge Way Columbia, TN	2.0–3.0	2.0	1067	$1,045	$0.98	2d	4	0.64mi
319 W 14th St Columbia, TN	2.0	1.0	1350	$1,375	$1.02	24d	1	0.64mi
322 W 12th St Unit 1 Columbia, TN	1.0	1.0	790	$1,100	$1.39	2d	1	0.79mi
1214 School St Columbia, TN	2.0	1.0	1036	$1,300	$1.25	24d	1	0.82mi
917 S High St Unit A Columbia, TN	1.0	1.0	700	$1,083	$1.55	44d	1	0.90mi
2411 Pulaski Hwy Columbia, TN	1.0–3.0	1.0–2.0	1042	$1,199	$1.15	2d	12	1.17mi
2516 Pitts Ct Columbia, TN	1.0–4.0	1.0–2.0	896	$1,249	$1.39	5d	6	1.30mi
203 Stewart St Unit a Columbia, TN	2.0	1.0	850	$1,200	$1.41	21d	1	1.38mi
810 Trotwood Ave Unit C Columbia, TN	1.0	1.0	900	$1,300	$1.44	44d	1	1.45mi

Listing history 6 events

1. 2026-06-18
   pricedays on marketlisting id $90,000 Active 1 DOM

   Show marketing remark (1544 chars)

   Rare infill opportunity just minutes from the historic Columbia square, on a 65x191 lot zoned CD-3 (Neighborhood). For a buyer ready to build, CD-3 permits new single-family residential construction by right, so you can clear the path and put up a brand new home in one of the most walkable, close-to-downtown pockets in the city. CD-3 also recognizes duplex as a building type, so there is two-family potential to explore here as well, subject to lot width verification and approval from the City of Columbia. Buyers with a larger vision should note that townhome or multifamily development would require a rezoning to CD-4 (General Urban) with City approval, an angle well worth exploring given how close this sits to the square and downtown corridor. The existing nearly 100-year-old structure has lived many lives, originally built as a home, later a neighborhood general store, and for years a small church. It is sold strictly as-is. The building shows its age and is offered for a buyer who wants to bring it back to life or start fresh with new construction. The lot runs deep at 65x191, giving you real room to work behind the existing footprint. You are a short drive to Columbia Square, downtown shopping and restaurants, and the corridors heading toward Spring Hill and Franklin. No HOA. Buyer to verify all zoning, lot dimensions, duplex and rezoning potential, and intended use directly with the City. Land this close to the square at this price point does not come along often. Bring your vision, and let's make something happen.

2. 2026-06-07
   days on market $100,000 Active 38 DOM
3. 2026-06-03
   days on market $100,000 Active 34 DOM
4. 2026-06-02
   days on market $100,000 Active 33 DOM
5. 2026-06-01
   days on market $100,000 Active 32 DOM
6. 2026-05-31
   days on market $100,000 Active 31 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 TN · Resets to sale price

• Current annual tax: $513 · $43/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$126/yr (+$10/mo · 24.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 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: $13,757
• − Mortgage interest: −$5,041
• − Property taxes: −$513
• − Insurance: −$450
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,618
• Taxable income: $2,933
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,537/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

-10.0% since first listed

4 events — show timeline

• 2026-06-18 Listed $90,000 REALTRACS as Distributed by MLS Grid
• 2026-06-18 Listed $90,000 REALTRACS as Distributed by MLS Grid
• 2026-06-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Listed $100,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $513 · +0.0% YoY. Source: county tax records.