218 E 16th St · Columbia, TN 38401

$99,900

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 137 Days on market

Built 1945 7,405 sqft lot $133/sqft · 47% below area Est $190k · 47% under ↓ 8% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• 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

Attention Investors: Priced to sell and conveniently located near the Columbia Arts District. This area continues to see strong investor activity, with multiple nearby homes being purchased and updated. The property presents a solid opportunity for renovation or long-term investment in a growing part of Columbia. Buyers must personally view the property prior to submitting an offer. No sight-unseen offers will be considered.

Key facts

• 7,405 sq ft lot
• Built 1945
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1945 — 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: 1.15% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $189,770
• List price: $99,900
• Delta: -47.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E 17th St	0.07mi	2/1.0	712 (-5%)	14mo	$178,660	$251	76
416 E 18th St	0.24mi	2/1.0	692 (-8%)	3mo	$190,000	$275	73
1912 Cherry St	0.25mi	2/1.0	825 (+10%)	1mo	$210,000	$255	71
311 E 17th St	0.05mi	2/2.0	833 (+11%)	6mo	$190,000	$228	70
1901 Cherry St	0.21mi	2/1.0	676 (-10%)	11mo	$213,000	$315	65
301 Polk St	0.32mi	3/1.0 (+1)	760 (+1%)	20mo	$150,000	$197	61
1812 Cherokee Dr	0.61mi	2/1.0	802 (+7%)	1mo	$240,224	$300	59

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,036
• Equity at exit: $14,895

10-year hold

• IRR: 15.6%
• Equity multiple: 2.38×
• Total profit: $38,536
• Equity at exit: $8,638

Cash invested: $27,972 (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: $1,146 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $297

Break-even live

Break-even rent $770

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E 16th St Unit A Columbia, TN	1.0	1.0	796	$700	$0.88	43d	1	0.06mi
216 E 15th St Columbia, TN	1.0	1.0	558	$700	$1.25	43d	1	0.11mi
314 E 18th St Columbia, TN	3.0	1.0	988	$999	$1.01	14d	1	0.14mi
1510 Whatley St Columbia, TN	2.0	1.0	832	$1,050	$1.26	12d	1	0.15mi
220 E 14th St Unit A Columbia, TN	1.0	1.0	537	$700	$1.30	43d	1	0.19mi
1901 Cherry St Columbia, TN	2.0	1.0	676	$1,650	$2.44	43d	1	0.21mi
109 E 15th St Columbia, TN	2.0	1.0	812	$1,500	$1.85	43d	1	0.21mi
314 E Highland Dr Columbia, TN	2.0	1.0	692	$1,150	$1.66	43d	1	0.27mi
1315 S High St Columbia, TN	1.0	1.0	800	$1,000	$1.25	3d	1	0.44mi
322 W 12th St Unit 1 Columbia, TN	1.0	1.0	790	$1,100	$1.39	1d	1	0.63mi
1214 School St Columbia, TN	2.0	1.0	1036	$1,300	$1.25	23d	1	0.67mi
917 S High St Unit A Columbia, TN	1.0	1.0	700	$1,083	$1.55	43d	1	0.83mi
100 Stonebridge Way Columbia, TN	2.0–3.0	2.0	1067	$1,045	$0.98	1d	4	0.86mi
908 Mapleash Ave Columbia, TN	3.0	2.0	1112	$1,750	$1.57	17d	1	0.88mi
212 W 6th St Unit 8 Columbia, TN	1.0	1.0	677	$1,150	$1.70	43d	1	1.10mi
2411 Pulaski Hwy Columbia, TN	1.0–3.0	1.0–2.0	1042	$1,474	$1.41	1d	12	1.10mi
2516 Pitts Ct Columbia, TN	1.0–4.0	1.0–2.0	896	$1,533	$1.71	4d	6	1.16mi
810 Trotwood Ave Unit C Columbia, TN	1.0	1.0	900	$1,300	$1.44	43d	1	1.29mi
2701 McIntosh Dr Unit A Columbia, TN	2.0	1.5	1008	$1,250	$1.24	17d	1	1.42mi
2701 McIntosh Dr Unit A Columbia, TN	2.0	1.5	1008	$1,250	$1.24	14d	1	1.42mi
203 Stewart St Unit a Columbia, TN	2.0	1.0	850	$1,200	$1.41	20d	1	1.43mi

Listing history 16 events

1. 2026-06-19
   status $99,900 Pending 137 DOM
2. 2026-06-18
   days on market $99,900 Active 137 DOM
3. 2026-06-17
   days on market $99,900 Active 136 DOM
4. 2026-06-16
   days on market $99,900 Active 135 DOM
5. 2026-06-15
   days on market $99,900 Active 134 DOM
6. 2026-06-13
   days on market $99,900 Active 132 DOM
7. 2026-06-13
   days on market $99,900 Active 131 DOM
8. 2026-06-09
   days on market $99,900 Active 128 DOM
9. 2026-06-08
   days on market $99,900 Active 127 DOM
10. 2026-06-07
    pricedays on market $99,900 Active 126 DOM
11. 2026-06-03
    days on market $119,900 Active 122 DOM
12. 2026-06-02
    days on market $119,900 Active 121 DOM
13. 2026-06-01
    days on market $119,900 Active 120 DOM
14. 2026-05-31
    days on market $119,900 Active 119 DOM
15. 2026-03-04
    price $119,900 428-char remark

    Show marketing remark (428 chars)

    Attention Investors: Priced to sell and conveniently located near the Columbia Arts District. This area continues to see strong investor activity, with multiple nearby homes being purchased and updated. The property presents a solid opportunity for renovation or long-term investment in a growing part of Columbia. Buyers must personally view the property prior to submitting an offer. No sight-unseen offers will be considered.

16. 2026-02-01
    listed $129,900 Active 428-char remark

    Show marketing remark (428 chars)

    Attention Investors: Priced to sell and conveniently located near the Columbia Arts District. This area continues to see strong investor activity, with multiple nearby homes being purchased and updated. The property presents a solid opportunity for renovation or long-term investment in a growing part of Columbia. Buyers must personally view the property prior to submitting an offer. No sight-unseen offers will be considered.

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$199/yr (+$17/mo · 39.1%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,753
• − Mortgage interest: −$5,596
• − Property taxes: −$510
• − Insurance: −$500
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,906
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,079/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

-7.7% since first listed

2 events — show timeline

• 2026-03-04 Price Changed $119,900 REALTRACS as Distributed by MLS Grid
• 2026-02-01 Listed $129,900 REALTRACS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $510 · +0.0% YoY. Source: county tax records.