Bedford A Plan · Mount Juliet, TN 37122

$264,433

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 695 Days on market

Good condition

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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 +6.2/30.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• 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 — $414,703.

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 $-763 ($-9k/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 4.1% 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.
• Zoned schools: Elzie D Patton Elementary School (math 52% / reading 42%, grade D-, #139 of 952 statewide, top 16%, 469 students, 0% FRL); Mt. Juliet Middle School (math 41% / reading 36%, grade F, #49 of 333 statewide, top 15%, 1,022 students, 0% FRL); Mt. Juliet High School (math 20% / reading 49%, grade F, #41 of 332 statewide, top 15%, 1,633 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 1189 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 695 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 695 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $414,703
• List price: $264,433
• Delta: -36.24%
• 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%)	6mo	$300,000	$181	74
620 Creekfront Dr	0.50mi	3/2.0 (-1)	1,771 (+3%)	4mo	$349,900	$198	63
526 Creek Pt	0.42mi	3/2.5 (-1)	1,865 (+8%)	2mo	$450,000	$241	58
315 Cypress Glen Dr	0.50mi	4/2.0	1,645 (-4%)	17mo	$350,000	$213	56
612 Creekfront Dr	0.46mi	3/2.0 (-1)	1,744 (+1%)	20mo	$387,400	$222	54
527 Creek Pt	0.41mi	3/2.5 (-1)	1,805 (+5%)	17mo	$403,950	$224	51
614 Creekfront Dr	0.46mi	3/2.0 (-1)	1,940 (+13%)	6mo	$345,400	$178	47
624 Creekfront Dr	0.53mi	3/2.5 (-1)	1,590 (-8%)	14mo	$439,900	$277	44
626 Creekfront Dr	0.55mi	3/2.0 (-1)	1,511 (-12%)	12mo	$405,000	$268	39
311 Park Glen Dr	0.60mi	4/3.0	1,508 (-12%)	12mo	$232,000	$154	37
495 Creek Pt	0.64mi	3/2.5 (-1)	1,855 (+8%)	24mo	$420,500	$227	30

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: -29.3%
• Equity multiple: 0.02×
• Total profit: $-113,825
• Equity at exit: $61,834

10-year hold

• IRR: -27.0%
• Equity multiple: -0.32×
• Total profit: $-153,458
• Equity at exit: $35,856

Cash invested: $116,117 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $376,151 ($178/sqft)
• Median days on market: 521 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +35.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 1189
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$2,175
• Tax est. 1.5%: −$518 /mo · $6,221/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-763

Break-even live

Break-even rent $3,628

Max offer price $304,269

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-620	+0% $-763	+5% $-906	+10% $-1,050
Rent	-10% $-973	-5% $-868	+0% $-763	+5% $-658	+10% $-553
Rate	-1.0pp $-554	-0.5pp $-658	base $-763	+0.5pp $-871	+1.0pp $-980

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: $103,676
• Closing costs: $12,441
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	29d	1	0.65mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,939	$1.39	47d	1	0.67mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	29d	1	0.67mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	21d	1	0.70mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,689	$1.27	27d	1	0.70mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,719	$1.29	29d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,769	$1.31	35d	1	0.76mi
5012 Millpond Ct Mount Juliet, TN	3.0	2.5	2138	$2,290	$1.07	18d	1	0.76mi
6319 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,749	$1.30	21d	1	0.79mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,839	$1.63	61d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,519	$1.44	21d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,669	$1.53	32d	1	0.83mi
2856 Park Knoll Dr Mount Juliet, TN	3.0	2.0	1751	$1,700	$0.97	35d	1	0.85mi
615 Club View Way Mt. Juliet, TN	4.0	2.5	2012	$2,750	$1.37	21d	1	0.92mi
812 Kennear Ln Mount Juliet, TN	3.0	2.0	1607	$2,300	$1.43	21d	1	1.02mi
150 Falkner Ln Mt. Juliet, TN	3.0	2.5	2000	$2,495	$1.25	73d	1	1.03mi
748 Tennypark Ln Mount Juliet, TN	3.0	2.5	1679	$2,400	$1.43	93d	1	1.03mi
523 Montrose Dr Mount Juliet, TN	3.0	2.5	2163	$3,150	$1.46	73d	1	1.08mi
401 Nonaville Rd Mt. Juliet, TN	1.0–3.0	1.0–2.0	1002	$2,129	$2.12	16d	21	1.17mi
3101 Curd Rd Mount Juliet, TN	3.0	2.0	1456	$1,900	$1.30	73d	1	1.35mi
813 Pebble Beach Cir Mount Juliet, TN	4.0	2.5	1800	$2,270	$1.26	93d	1	1.38mi
1046 Livingstone Ln Mount Juliet, TN	3.0	2.5	1607	$2,200	$1.37	93d	1	1.38mi
15 Cedar Creek Dr Mount Juliet, TN	3.0	1.5	1066	$2,250	$2.11	41d	1	1.44mi
534 Summit Way Mount Juliet, TN	3.0	2.0	1204	$2,165	$1.80	32d	1	1.46mi
604 Sire Ave Mount Juliet, TN	3.0	2.0	1916	$2,900	$1.51	73d	1	1.47mi
1021 Livingstone Ln Mount Juliet, TN	3.0	2.5	1607	$2,400	$1.49	21d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $264,433 Active 695 DOM
2. 2026-08-07
   days on market $264,433 Active 694 DOM
3. 2026-08-06
   days on market $264,433 Active 693 DOM
4. 2026-08-05
   days on market $264,433 Active 692 DOM
5. 2026-08-04
   days on market $264,433 Active 691 DOM
6. 2026-08-03
   days on market $264,433 Active 690 DOM
7. 2026-07-31
   days on market $264,433 Active 687 DOM
8. 2026-07-30
   days on market $264,433 Active 685 DOM
9. 2026-07-28
   days on market $264,433 Active 684 DOM
10. 2026-07-26
    days on market $264,433 Active 682 DOM
11. 2026-07-24
    days on market $264,433 Active 680 DOM
12. 2026-07-23
    days on market $264,433 Active 679 DOM
13. 2026-07-22
    days on market $264,433 Active 678 DOM
14. 2026-07-21
    days on market $264,433 Active 677 DOM
15. 2026-07-20
    days on market $264,433 Active 676 DOM
16. 2026-07-18
    days on market $264,433 Active 674 DOM
17. 2026-07-18
    days on market $264,433 Active 673 DOM
18. 2026-07-16
    days on market $264,433 Active 672 DOM
19. 2026-07-15
    days on market $264,433 Active 671 DOM
20. 2026-07-14
    days on market $264,433 Active 670 DOM
21. 2026-07-13
    days on market $264,433 Active 669 DOM
22. 2026-07-13
    days on market $264,433 Active 668 DOM
23. 2026-07-11
    days on market $264,433 Active 667 DOM
24. 2026-07-10
    days on market $264,433 Active 666 DOM
25. 2026-07-09
    days on market $264,433 Active 665 DOM
26. 2026-07-07
    days on market $264,433 Active 663 DOM
27. 2026-07-06
    days on market $264,433 Active 662 DOM
28. 2026-07-05
    days on market $264,433 Active 661 DOM
29. 2026-07-03
    days on market $264,433 Active 659 DOM
30. 2026-07-02
    days on market $264,433 Active 658 DOM
31. 2026-07-01
    days on market $264,433 Active 657 DOM
32. 2026-06-30
    days on market $264,433 Active 656 DOM
33. 2026-06-29
    days on market $264,433 Active 655 DOM
34. 2026-06-28
    days on market $264,433 Active 654 DOM
35. 2026-06-27
    days on market $264,433 Active 653 DOM
36. 2026-06-27
    days on market $264,433 Active 652 DOM
37. 2026-06-25
    days on market $264,433 Active 650 DOM
38. 2026-06-22
    days on market $264,433 Active 648 DOM
39. 2026-06-21
    days on market $264,433 Active 647 DOM
40. 2026-06-18
    days on market $264,433 Active 644 DOM
41. 2026-06-17
    days on market $264,433 Active 643 DOM
42. 2026-06-16
    days on market $264,433 Active 642 DOM
43. 2026-06-15
    price $264,433 Active 641 DOM
44. 2026-06-15
    days on market $260,654 Active 641 DOM
45. 2026-06-13
    days on market $260,654 Active 639 DOM
46. 2026-06-09
    days on market $260,654 Active 635 DOM
47. 2026-06-08
    days on market $260,654 Active 634 DOM
48. 2026-06-07
    days on market $260,654 Active 633 DOM
49. 2026-06-02
    days on market $260,654 Active 628 DOM
50. 2026-06-01
    days on market $260,654 Active 627 DOM

ⓘ 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: $31,940
• − Mortgage interest: −$23,230
• − Property taxes: −$6,221
• − Insurance: −$2,074
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$12,064
• Taxable loss: −$16,758
• Est. tax savings @ 24.0%: +$4,022
• After-tax cash flow: $-5,136/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 Est. rehab $8,600–$25,800 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Elzie D Patton Elementary School D- TN #139/952 Nat'l #14,504/41,679 Middle West Wilson Middle School F TN #45/333 Nat'l #6,151/14,009 High Mt. Juliet High School F TN #41/332 Nat'l #9,639/17,239

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

B Composite livability gradescore 71/100

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 · 160,409 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: 8% of renters

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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%

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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%

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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

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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