Bedford A Plan · Mount Juliet, TN 37122

$264,433

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 644 Days on market

Good condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $264,433 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $404,991.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.3% vs local median 2.8% in Mount Juliet — 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 71/100 on livability (#48 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 957 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 644 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $232,701 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 644 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.04%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $404,991
• List price: $264,433
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Sunset Pt	0.22mi	3/2.0 (-1)	1,659 (-4%)	4mo	$300,000	$181	76
620 Creekfront Dr	0.50mi	3/2.0 (-1)	1,771 (+3%)	3mo	$349,900	$198	64
526 Creek Pt	0.42mi	3/2.5 (-1)	1,865 (+8%)	0mo	$450,000	$241	59
315 Cypress Glen Dr	0.50mi	4/2.0	1,645 (-4%)	15mo	$350,000	$213	57
612 Creekfront Dr	0.46mi	3/2.0 (-1)	1,744 (+1%)	19mo	$387,400	$222	56
527 Creek Pt	0.41mi	3/2.5 (-1)	1,805 (+5%)	16mo	$403,950	$224	53
614 Creekfront Dr	0.46mi	3/2.0 (-1)	1,940 (+13%)	5mo	$345,400	$178	48
624 Creekfront Dr	0.53mi	3/2.5 (-1)	1,590 (-8%)	13mo	$439,900	$277	45
626 Creekfront Dr	0.55mi	3/2.0 (-1)	1,511 (-12%)	11mo	$405,000	$268	40
311 Park Glen Dr	0.60mi	4/3.0	1,508 (-12%)	11mo	$232,000	$154	38
495 Creek Pt	0.64mi	3/2.5 (-1)	1,855 (+8%)	22mo	$420,500	$227	32

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.07×
• Total profit: $-105,975
• Equity at exit: $60,385

10-year hold

• IRR: -23.7%
• Equity multiple: -0.22×
• Total profit: $-138,455
• Equity at exit: $35,016

Cash invested: $113,397 (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 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 957
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$2,124
• Tax est. 1.5%: −$506 /mo · $6,075/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-665

Break-even live

Break-even rent $3,543

Max offer price $308,751

Occupancy floor —

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: $101,248
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,939	$1.39	10d	1	0.70mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,899	$1.37	1d	1	0.70mi
5012 Millpond Ct Mount Juliet, TN	3.0	2.5	2138	$2,405	$1.12	3d	1	0.76mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,839	$1.63	12d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,749	$1.57	1d	1	0.83mi
150 Falkner Ln Mt. Juliet, TN	3.0	2.5	2000	$2,495	$1.25	23d	1	1.03mi
748 Tennypark Ln Mount Juliet, TN	3.0	2.5	1679	$2,400	$1.43	43d	1	1.03mi
523 Montrose Dr Mount Juliet, TN	3.0	2.5	2163	$3,150	$1.46	23d	1	1.08mi
401 Nonaville Rd Mt. Juliet, TN	1.0–3.0	1.0–2.0	1002	$2,029	$2.02	2d	28	1.17mi
3101 Curd Rd Mount Juliet, TN	3.0	2.0	1456	$1,900	$1.30	23d	1	1.35mi
813 Pebble Beach Cir Mount Juliet, TN	4.0	2.5	1800	$2,270	$1.26	43d	1	1.38mi
1046 Livingstone Ln Mount Juliet, TN	3.0	2.5	1607	$2,200	$1.37	43d	1	1.38mi
15 Cedar Creek Dr Mount Juliet, TN	3.0	1.5	1066	$2,250	$2.11	3d	1	1.44mi
604 Sire Ave Mount Juliet, TN	3.0	2.0	1916	$2,900	$1.51	23d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $264,433 Active 644 DOM
2. 2026-06-17
   days on market $264,433 Active 643 DOM
3. 2026-06-16
   days on market $264,433 Active 642 DOM
4. 2026-06-15
   price $264,433 Active 641 DOM
5. 2026-06-15
   days on market $260,654 Active 641 DOM
6. 2026-06-13
   days on market $260,654 Active 639 DOM
7. 2026-06-09
   days on market $260,654 Active 635 DOM
8. 2026-06-08
   days on market $260,654 Active 634 DOM
9. 2026-06-07
   days on market $260,654 Active 633 DOM
10. 2026-06-02
    days on market $260,654 Active 628 DOM
11. 2026-06-01
    days on market $260,654 Active 627 DOM
12. 2026-05-31
    days on market $260,654 Active 626 DOM
13. 2026-05-08
    price $260,654 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

14. 2026-05-06
    price $218,843 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

15. 2026-05-06
    price $260,654 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

16. 2026-05-06
    price $218,843 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

17. 2026-03-20
    price $260,654 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

18. 2026-03-03
    price $257,371 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

19. 2025-03-03
    price $250,020 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

20. 2025-02-26
    status Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

21. 2025-02-02
    historical 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

22. 2024-08-19
    listed $259,115 Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,411
• − Mortgage interest: −$22,686
• − Property taxes: −$6,075
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,593
• − Management: −$2,593
• − Depreciation: −$11,782
• Taxable loss: −$15,342
• Est. tax savings @ 24.0%: +$3,682
• After-tax cash flow: $-4,299/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home with a good condition score and cosmetic rehab level is ready for a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

Livability — Mount Juliet

• Score: 71/100
• State rank: #48
• US rank: #7154

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Juliet, TN
• County: Wilson County · 144,921 people
• City population: 68,492
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 68,492
• Household income: $112,967
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 602.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.85%
• Current HPI: 306.1814
• Rent YoY: ▲ 3.72%
• 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

+0.6% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $260,654 Zillow
• 2026-05-06 Price Changed $218,843 Zillow
• 2026-05-06 Price Changed $260,654 Zillow
• 2026-05-06 Price Changed $218,843 Zillow
• 2026-03-20 Price Changed $260,654 Zillow
• 2026-03-03 Price Changed $257,371 Zillow
• 2025-03-03 Price Changed $250,020 Zillow
• 2025-02-26 Relisted — Zillow
• 2025-02-02 Delisted — Zillow
• 2024-08-19 Listed $259,115 Zillow