One-Level Duplex with
For Sale
$325,000
526 Woods Dr, Columbia, TN 38401
Side-by-side units include full basement garages and washer/dryer hookups on both sides.
Property Size1,680 SF
Price / SF$193.45
Days on Market36
Property Features for 526 Woods Dr
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Multi-Family
Occupancy
100%
Property Condition
Severity
Repairs Needed
Evidence
Needs a little updating
Additional Details
Multifamily Units
2
Amenities
garage
washer/dryer hook-ups
Building Details
Year Built
1985
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Crye-Leike, Inc., REALTORS
(931) 540-8400
Listed By:
JIMMY D. DUGGER BROKER VICE PRESIDENT · License #244191
Source:
Shearonsellsteam
Added: Jul 25
Changed: Aug 27
Last Checked: Aug 29 at 12:10PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Crye-Leike, Inc., REALTORS
Investment Insights
Based on property information with market context.
This one-level duplex contains two side-by-side residences within a 1,680-square-foot property built in 1985. Each unit has its own full basement garage with washer/dryer hookups. The property is being offered in as-is condition and would benefit from updating.
Both sides are occupied by long-term tenants who have expressed interest in remaining. The duplex is located on Woods Dr in Columbia, Tennessee, with shopping, hospitals, churches, and restaurants referenced nearby. The layout provides two separate units, allowing the property to continue as a rental or accommodate an owner-occupant in one side while leasing the other.
Both sides are occupied by long-term tenants who have expressed interest in remaining. The duplex is located on Woods Dr in Columbia, Tennessee, with shopping, hospitals, churches, and restaurants referenced nearby. The layout provides two separate units, allowing the property to continue as a rental or accommodate an owner-occupant in one side while leasing the other.
Key Highlights
- Two side‑by‑side units in a one‑level duplex
- 1,680‑square‑foot property built in 1985
- Full basement garage serving each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$16,416
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.05%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$328,320
$328.3K
Cap Rate 7%
$234,514
$234.5K
Cap Rate 9%
$182,400
$182.4K
Market Conditions
NOI Build-Up for 1,680 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$23.8K $14.16/SF
− Vacancy
−$338 −$0.20/SF
EGI
$23.5K $13.96/SF
− OpEx
−$7.0K −$4.19/SF
NOI
$16.4K $9.77/SF
Area
Maury County, TN
Vacancy
1.42%
Lease Rate
$14.16 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$328,320
Cap Rate 7%
$234,514
Cap Rate 9%
$182,400
Alternative Uses
Best Use
Multifamily LT 5
$234.5K
$205.2K – $273.6K
NOI $16,416 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$204.4K
$178.8K – $238.5K
NOI $14,307 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$492.5K
$430.9K – $574.6K
NOI $34,474 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
Explore this area
Business Placement
Demographics for 38401, TN
63,075
Population
28,470
Households
2.2
Avg Household Size
40
Median Age
24%
College-Educated
92%
High-School Grad
296.7 sq mi
ZIP Area
213
Density / Sq Mi
$69,467
Median Household Income
$42,314
Median Earnings
$1,084
Median Rent
$295,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Side-by-side units include full basement garages and washer/dryer hookups on both sides.
Where is this duplex located?
The property is located at 526 Woods Dr Columbia, TN.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two side‑by‑side units in a one‑level duplex; 1,680‑square‑foot property built in 1985; Full basement garage serving each unit
