408 W 13th St · Columbia, TN 38401

$65,000

2 bd · 1.0 ba · 841 sqft · SingleFamily public records · 3 Days on market

Built 1940 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investors! This is an excellent investment opportunity in the heart of Columbia. This property features a substantial lot measuring 59 feet by 206 feet and is located just minutes from downtown. Please note that the house requires a full renovation. The property is being sold strictly as-is, and the sale includes all remaining furniture and contents currently on-site. Due to high interest, we are going live today and will accept all offers by Wednesday at 2:00 PM. The seller's estate will review the highest and best. The seller is: The Estate of Johnny Levell Akins.

Key facts

• 0.26 acre lot
• Built 1940
• Listed 3 days

Property features AI

Finance

• Financial info: Annual tax amount reported (see listing)

Exterior

• Parking: No covered spaces; No marked parking spaces
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Existing year built
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.26 acres; Lot dimensions about 60 x 200

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: Electric oven; Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.1% 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-, 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: Highland Park Elementary (math 22% / reading 17%, grade F, #654 of 952 statewide, top 72%, 291 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1940 — 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: 1.90% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.16%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $210,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Cherokee Dr	0.39mi	2/1.0	802 (-5%)	1mo	$240,224	$300	74
408 Green Acres Dr	0.47mi	2/1.0	844 (+0%)	6mo	$255,000	$302	73
1610 Blocker Cir	0.36mi	2/1.0	900 (+7%)	1mo	$217,000	$241	71
412 W 13th St	0.03mi	3/1.0 (+1)	936 (+11%)	7mo	$269,900	$288	69
1803 Dimple Ct	0.37mi	2/1.0	876 (+4%)	9mo	$206,000	$235	68
1004 Billy Lee St	0.47mi	2/1.0	780 (-7%)	1mo	$195,000	$250	65
1509 Bailey St	0.47mi	2/1.0	893 (+6%)	6mo	$90,000	$101	62
807 W 9th St	0.51mi	3/1.0 (+1)	891 (+6%)	0mo	$185,000	$208	61
311 E 17th St	0.62mi	2/2.0	833 (-1%)	6mo	$190,000	$228	60
1815 Dimple Ct	0.43mi	2/1.0	938 (+12%)	2mo	$234,000	$249	60
1808 Parkway Ave	0.61mi	2/1.0	750 (-11%)	1mo	$212,500	$283	53
807 Brown St	0.73mi	2/1.0	742 (-12%)	6mo	$235,000	$317	41

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: 32.9%
• Equity multiple: 2.43×
• Total profit: $25,947
• Equity at exit: $9,692

10-year hold

• IRR: 41.0%
• Equity multiple: 5.23×
• Total profit: $77,072
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$341
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $533

Break-even live

Break-even rent $562

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 W 12th St Unit 1 Columbia, TN	1.0	1.0	790	$1,100	$1.39	2d	1	0.09mi
1214 School St Columbia, TN	2.0	1.0	1036	$1,300	$1.25	23d	1	0.12mi
1315 S High St Columbia, TN	1.0	1.0	800	$1,000	$1.25	4d	1	0.22mi
109 E 15th St Columbia, TN	2.0	1.0	812	$1,500	$1.85	43d	1	0.40mi
917 S High St Unit A Columbia, TN	1.0	1.0	700	$1,083	$1.55	43d	1	0.47mi
207 E 16th St Unit A Columbia, TN	1.0	1.0	796	$700	$0.88	43d	1	0.55mi
220 E 14th St Unit A Columbia, TN	1.0	1.0	537	$700	$1.30	43d	1	0.56mi
216 E 15th St Columbia, TN	1.0	1.0	558	$700	$1.25	43d	1	0.57mi
1510 Whatley St Columbia, TN	2.0	1.0	832	$1,050	$1.26	12d	1	0.58mi
810 Trotwood Ave Unit C Columbia, TN	1.0	1.0	900	$1,300	$1.44	43d	1	0.69mi
314 E 18th St Columbia, TN	3.0	1.0	988	$999	$1.01	14d	1	0.73mi
212 W 6th St Unit 8 Columbia, TN	1.0	1.0	677	$1,150	$1.70	43d	1	0.74mi
1901 Cherry St Columbia, TN	2.0	1.0	676	$1,650	$2.44	43d	1	0.81mi
314 E Highland Dr Columbia, TN	2.0	1.0	692	$1,150	$1.66	43d	1	0.88mi
908 Mapleash Ave Columbia, TN	3.0	2.0	1112	$1,750	$1.57	17d	1	0.94mi
208 Hill St Columbia, TN	2.0	1.0	901	$1,450	$1.61	23d	1	1.14mi
203 Stewart St Unit a Columbia, TN	2.0	1.0	850	$1,200	$1.41	20d	1	1.28mi
103 Naydonlin Dr Unit B Columbia, TN	2.0	1.0	712	$1,100	$1.54	43d	1	1.30mi
1106 W 7th St Unit 2 Columbia, TN	2.0	1.0	760	$1,000	$1.32	43d	1	1.33mi
1106 W 7th St Unit 3 Bedroom Columbia, TN	3.0	1.0	760	$1,200	$1.58	3d	1	1.33mi
100 Stonebridge Way Columbia, TN	2.0–3.0	2.0	1067	$1,045	$0.98	1d	4	1.37mi
2516 Pitts Ct Columbia, TN	1.0–4.0	1.0–2.0	896	$1,533	$1.71	4d	6	1.38mi
2701 McIntosh Dr Unit A Columbia, TN	2.0	1.5	1008	$1,250	$1.24	17d	1	1.45mi
2701 McIntosh Dr Unit A Columbia, TN	2.0	1.5	1008	$1,250	$1.24	14d	1	1.45mi
1955 Union Pl Columbia, TN	1.0–3.0	1.0–2.5	923	$1,530	$1.66	1d	12	1.46mi
124 7th Ave Columbia, TN	1.0	1.0	650	$900	$1.38	43d	1	1.49mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $65,000 Active
3. 2026-05-08
   historical $65,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,844
• − Mortgage interest: −$3,641
• − Property taxes: −$912
• − Insurance: −$325
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,891
• Taxable income: $5,700
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $5,031/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

+0.0% since first listed

3 events — show timeline

• 2026-05-14 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-11 Listed $65,000 REALTRACS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $65,000 REALTRACS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $912 · +0.0% YoY. Source: county tax records.