Real Estate Investing in Columbia, Tennessee (38401)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38401 (Columbia, TN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.6% vacancy may signal weakening demand.
What’s happening in Columbia, TN (38401)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38401 Columbia
This part of Maury County is not an easy win. The 38401 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $377K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38401 is substantial and deserves full respect.
In the broader TN picture, 38401 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 38401 ZIP's population of 66,696 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The right play in 38401 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Columbia:
Property Strategy for 38401
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $251,894 | $1,320 | 3.8% | +9.7% | $125,947 |
| 3BR | $355,906 | $1,660 | 3.4% | +8.8% | $118,635 |
| 4BR | $475,698 | $2,020 | 3.1% | +9.0% | $118,925 |
| 5BR | $527,400 | — | — | +8.1% | $105,480 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38401 Compare?
| Metric | 38401 | Columbia | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $377,116 | $377,116 | N/A | $327,001 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 7.7% |
| Avg Rent | $1,590 | $1,590 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38401 (Columbia, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $377,116 |
| Monthly Rent | $1,590 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 Rent Trends
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 38401
Population: 66,696
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 38401
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,396 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Columbia, TN?
Columbia, TN rentals go for roughly $1,590/mo a month. That puts gross yield in solid territory relative to $377K acquisition costs.
Is Columbia, TN landlord-friendly?
TN law landlord-friendly for landlords, and Columbia inherits those rules. Investors should still review local ordinances for rental licensing.
Are homes affordable in Columbia, TN?
Columbia, TN median home values land near $377K. That is reasonable territory for investors looking at $1,590/mo-per-month rentals.
Which investment style suits Columbia, TN?
A careful cash-flow rentals with hands-on management strategy Columbia, TN best. The market produces steady results for that approach at the $377K price point.
What is the tenant pool like in Columbia, TN?
The tenant pool in Columbia, TN is solid, supported by local employment and population fundamentals. Rents of $1,590/mo are well-absorbed by the market.
You know 38401 now. You don’t know where it ranks.
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How 38401 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
Every ZIP in this metro, ranked. Free.
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