1810 Monsanto Rd · Columbia, TN 38401

$185,500

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 90 Days on market

Built 1950 1.49 ac lot $151/sqft · 45% below area Est $338k · 45% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• 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

Location, Location: Looking for a country setting with convenience..look no further! Short Drive to Downtown, Shopping, Restaurants, and Schools! Quick access to US 43 and roughly 20 minutes to 65! 1.49 acres are made up of 3 parcels providing plenty of opportunity with 2 septic sites, to be identified, number of bedrooms perc to be determined by buyer. This property presents the perfect opportunity to renovate an entire home or build your own. Survey Complete! Home is being sold AS IS. 3 Parcels are included in the sale of property (Parcel 21/.32acres Parcel 22/.27 acres Parcel 24/.73 acres).

Key facts

• Survey complete
• 3 parcels included
• 2 septic sites

Tags

• SHORT DRIVE TO DOWNTOWN
• QUICK ACCESS TO US 43
• 3 PARCELS INCLUDED
• 2 SEPTIC SITES
• SURVEY COMPLETE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $287 ($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 $176k (5.2% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 1127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k 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 90 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago 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 $174,370 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.95% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $338,469
• List price: $185,500
• Delta: -45.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Fieldstone Dr	0.73mi	3/2.0	1,307 (+6%)	8mo	$340,000	$260	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-8,323
• Equity at exit: $27,659

10-year hold

• IRR: 7.4%
• Equity multiple: 1.60×
• Total profit: $31,111
• Equity at exit: $16,039

Cash invested: $51,940 (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: 1127
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$973
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $287

Break-even live

Break-even rent $1,395

Max offer price $185,500

Occupancy floor 79%

Sensitivity live

Price	-10% $392	-5% $339	+0% $287	+5% $234	+10% $182
Rent	-10% $148	-5% $217	+0% $287	+5% $356	+10% $426
Rate	-1.0pp $380	-0.5pp $334	base $287	+0.5pp $239	+1.0pp $190

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Bennett Ct Unit N/A Columbia, TN	3.0	2.0	1290	$1,750	$1.36	24d	1	1.02mi
1500 Hampshire Pike Columbia, TN	2.0	1.5	1100	$1,169	$1.06	2d	3	1.43mi

Listing history 38 events

1. 2026-06-21
   days on market $185,500 Active 90 DOM
2. 2026-06-18
   days on market $185,500 Active 87 DOM
3. 2026-06-17
   days on market $185,500 Active 86 DOM
4. 2026-06-16
   days on market $185,500 Active 85 DOM
5. 2026-06-15
   days on market $185,500 Active 84 DOM
6. 2026-06-13
   days on market $185,500 Active 82 DOM
7. 2026-06-13
   days on market $185,500 Active 81 DOM
8. 2026-06-09
   days on market $185,500 Active 78 DOM
9. 2026-06-08
   days on market $185,500 Active 77 DOM
10. 2026-06-07
    days on market $185,500 Active 76 DOM
11. 2026-06-03
    days on market $185,500 Active 72 DOM
12. 2026-06-02
    days on market $185,500 Active 71 DOM
13. 2026-06-01
    days on market $185,500 Active 70 DOM
14. 2026-05-31
    days on market $185,500 Active 69 DOM
15. 2026-03-23
    listed $185,500 Active 600-char remark

    Show marketing remark (600 chars)

    Location, Location: Looking for a country setting with convenience..look no further! Short Drive to Downtown, Shopping, Restaurants, and Schools! Quick access to US 43 and roughly 20 minutes to 65! 1.49 acres are made up of 3 parcels providing plenty of opportunity with 2 septic sites, to be identified, number of bedrooms perc to be determined by buyer. This property presents the perfect opportunity to renovate an entire home or build your own. Survey Complete! Home is being sold AS IS. 3 Parcels are included in the sale of property (Parcel 21/.32acres Parcel 22/.27 acres Parcel 24/.73 acres).

16. 2025-08-03
    historical
17. 2025-03-14
    price $189,900
18. 2024-10-04
    status Active
19. 2024-10-02
    price $215,000
20. 2024-04-23
    status Active
21. 2024-04-18
    historical Active Under Contract
22. 2024-04-06
    listed $225,000 Active
23. 2023-11-01
    historical
24. 2023-09-29
    listed $224,900 Active
25. 2023-09-01
    historical
26. 2023-09-01
    historical
27. 2023-05-22
    status Active
28. 2023-05-22
    price $239,900
29. 2023-05-22
    listed $149,900 Active
30. 2023-05-15
    historical Active Under Contract
31. 2022-10-10
    listed $254,900 Active
32. 2022-09-26
    historical
33. 2022-09-24
    status Active
34. 2022-09-24
    historical
35. 2022-07-25
    listed $254,900 Active
36. 2021-10-12
    historical
37. 2021-06-30
    historical Active Under Contract
38. 2021-06-01
    listed $149,900 Active

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: +$694/yr (+$58/mo · 111.4%)

ⓘ 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 ≥107°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: $21,096
• − Mortgage interest: −$10,391
• − Property taxes: −$623
• − Insurance: −$928
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,396
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,350/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

• 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

+23.7% since first listed

24 events — show timeline

• 2026-03-23 Listed $185,500 REALTRACS as Distributed by MLS Grid
• 2025-08-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-03-14 Price Changed $189,900 REALTRACS as Distributed by MLS Grid
• 2024-10-04 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-10-02 Price Changed $215,000 REALTRACS as Distributed by MLS Grid
• 2024-04-23 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-04-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-04-06 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2023-11-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-09-29 Listed $224,900 REALTRACS as Distributed by MLS Grid
• 2023-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-05-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-05-22 Price Changed $239,900 REALTRACS as Distributed by MLS Grid
• 2023-05-22 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2023-05-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-10-10 Listed $254,900 REALTRACS as Distributed by MLS Grid
• 2022-09-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2022-09-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2022-09-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2022-07-25 Listed $254,900 REALTRACS as Distributed by MLS Grid
• 2021-10-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-06-30 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-06-01 Listed $149,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $623 · +0.0% YoY. Source: county tax records.