2101 Branford Pl #203 · Thompson's Station, TN 37179

$477,900

2 bd · 2.5 ba · 1,795 sqft · SingleFamily · 14 Days on market

Built 2024 $266/sqft · 24% below area Est $626k · 24% under $305/mo HOA · 9% of rent ↓ 7% since listing

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***** Ask me about sellers assistance for Buyers closing costs, rate buy downs or upgrades **** This home can close in 30days Tollgate Village Town Center", New Construction Can close in 30 days or less-- The Highland II is a beautiful 1795 square foot, 2-level Loft Condo Located above a first floor Office/Retail space.This property has Beautiful Contemporary open living space with a Superb 2nd Storry deck off the kitchen area. The open floor plan offers a Gourmet Kitchen, Great Room, Dining Room Eat-at kitchen Island. Upstairs are 2 Beautiful Bedrooms each having its own dedicated bathrooms. This gorgeous condo has a total of 2 full baths and 1 half bath. Don't let this one get away. HOA includes 1 gig internet through United Cable. You can walk to the Tollgate Restaurants and Coffe shops..

Key facts

• Dedicated bathrooms
• 2nd story deck
• New construction

Tags

• NEW CONSTRUCTION
• CONTEMPORARY OPEN LIVING SPACE
• 2ND STORY DECK
• GOURMET KITCHEN
• EAT-AT KITCHEN ISLAND
• DEDICATED BATHROOMS

Property features AI

Finance

• Other: Condominium common interest; Living area approximately 1,795 square feet; Level: three or more
• HOA & community: HOA with monthly fee ($305); One-time association fee ($250); HOA covers grounds maintenance, insurance, and internet; Pets allowed

Exterior

• Parking: No dedicated parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Attached loft-style condominium; Three or more levels; New construction
• Construction: Brick construction
• Exterior features: Deck; Level lot/topography

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave
• Bedrooms: 2 bedrooms (one 11x35, one 11x23)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No basement; End unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $478k.

Deal economics

• At list price, monthly cash flow is $-839 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (26.7% below list).
• Recommended offer: $351k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 1.5% in Thompson's Station — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Winstead Elementary School (math 68% / reading 72%, grade A-, #28 of 952 statewide, top 3%, 648 students, 0% FRL); Heritage Middle School (math 45% / reading 51%, grade C-, #23 of 333 statewide, top 7%, 842 students, 0% FRL); Independence High School (math 19% / reading 62%, grade F, #25 of 332 statewide, top 7%, 2,095 students, 0% FRL).
• Market conditions: Rents rising fast (+11.0%/yr); 355 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).
• This rent runs 31% of the median local income ($136k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $350,518 (26.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.52%
• DSCR: 0.67
• GRM: 11.4

CMA / ARV

• ARV (median comp): $626,143
• List price: $477,900
• Delta: -23.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Branford Pl #202	0.04mi	2/2.5	1,795 (0%)	14mo	$486,000	$271	87
2101 Branford Pl #204	0.04mi	3/2.5 (+1)	1,969 (+10%)	16mo	$570,000	$289	64
2772 Americus Dr	0.47mi	3/2.5 (+1)	1,882 (+5%)	11mo	$705,000	$375	56
3437 Milford Dr	0.47mi	3/2.5 (+1)	2,000 (+11%)	1mo	$755,000	$378	53
3005 Millerton Way	0.43mi	3/2.0 (+1)	1,754 (-2%)	20mo	$642,000	$366	53
2779 Americus Dr	0.44mi	3/2.5 (+1)	1,883 (+5%)	20mo	$720,000	$382	49
3334 Vinemont Dr	0.58mi	3/2.5 (+1)	2,014 (+12%)	20mo	$690,000	$343	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.16×
• Total profit: $-112,085
• Equity at exit: $71,256

10-year hold

• IRR: -7.8%
• Equity multiple: 0.39×
• Total profit: $-81,087
• Equity at exit: $41,320

Cash invested: $133,812 (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 37179

• Home prices YoY: -25.7%
• Rents YoY: 11.0%
• Active inventory: 355
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,505 medium
• Mortgage (P&I): −$2,506
• Tax est. 1.5%: −$597 /mo · $7,168/yr
• Insurance: −$199
• HOA: −$305
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-839

Break-even live

Break-even rent $4,567

Max offer price $356,558

Occupancy floor —

Sensitivity live

Price	-10% $-508	-5% $-673	+0% $-839	+5% $-1,004	+10% $-1,169
Rent	-10% $-1,115	-5% $-977	+0% $-839	+5% $-700	+10% $-562
Rate	-1.0pp $-598	-0.5pp $-717	base $-839	+0.5pp $-962	+1.0pp $-1,088

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: $119,475
• Closing costs: $14,337
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Tollgate Blvd Thompsons Station, TN	2.0	3.0	2120	$5,000	$2.36	25d	1	0.04mi
2017 Bungalow Dr Thompsons Station, TN	3.0	2.5	1723	$2,800	$1.63	45d	1	0.24mi
1477 Channing Dr Thompsons Station, TN	3.0	2.5	1750	$2,950	$1.69	45d	1	0.96mi
1623 Hampshire Pl Thompsons Station, TN	3.0	2.5	1921	$2,950	$1.54	13d	1	0.97mi

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: internetcable

Listing history 19 events

1. 2026-06-21
   days on market $477,900 Active 14 DOM
2. 2026-06-18
   days on market $477,900 Active 11 DOM
3. 2026-06-17
   days on market $477,900 Active 10 DOM
4. 2026-06-16
   days on market $477,900 Active 9 DOM
5. 2026-06-15
   days on market $477,900 Active 8 DOM
6. 2026-06-13
   days on market $477,900 Active 6 DOM
7. 2026-06-13
   days on market $477,900 Active 5 DOM
8. 2026-06-09
   days on market $477,900 Active 2 DOM
9. 2026-06-08
   days on marketlisting id $477,900 Active 1 DOM
10. 2026-05-31
    days on market $477,900 Active 41 DOM
11. 2026-04-20
    listed $477,900 Active 810-char remark

    Show marketing remark (810 chars)

    ***** Ask me about sellers assistance for Buyers closing costs, rate buy downs or upgrades **** This home can close in 30days Tollgate Village Town Center", New Construction Can close in 30 days or less-- The Highland II is a beautiful 1795 square foot, 2-level Loft Condo Located above a first floor Office/Retail space.This property has Beautiful Contemporary open living space with a Superb 2nd Storry deck off the kitchen area. The open floor plan offers a Gourmet Kitchen, Great Room, Dining Room Eat-at kitchen Island. Upstairs are 2 Beautiful Bedrooms each having its own dedicated bathrooms. This gorgeous condo has a total of 2 full baths and 1 half bath. Don't let this one get away. HOA includes 1 gig internet through United Cable. You can walk to the Tollgate Restaurants and Coffe shops..

12. 2026-04-16
    historical 810-char remark

    Show marketing remark (810 chars)

    ***** Ask me about sellers assistance for Buyers closing costs, rate buy downs or upgrades **** This home can close in 30days Tollgate Village Town Center", New Construction Can close in 30 days or less-- The Highland II is a beautiful 1795 square foot, 2-level Loft Condo Located above a first floor Office/Retail space.This property has Beautiful Contemporary open living space with a Superb 2nd Storry deck off the kitchen area. The open floor plan offers a Gourmet Kitchen, Great Room, Dining Room Eat-at kitchen Island. Upstairs are 2 Beautiful Bedrooms each having its own dedicated bathrooms. This gorgeous condo has a total of 2 full baths and 1 half bath. Don't let this one get away. HOA includes 1 gig internet through United Cable. You can walk to the Tollgate Restaurants and Coffe shops..

13. 2025-12-07
    listed $477,900 Active 810-char remark

    Show marketing remark (810 chars)

    ***** Ask me about sellers assistance for Buyers closing costs, rate buy downs or upgrades **** This home can close in 30days Tollgate Village Town Center", New Construction Can close in 30 days or less-- The Highland II is a beautiful 1795 square foot, 2-level Loft Condo Located above a first floor Office/Retail space.This property has Beautiful Contemporary open living space with a Superb 2nd Storry deck off the kitchen area. The open floor plan offers a Gourmet Kitchen, Great Room, Dining Room Eat-at kitchen Island. Upstairs are 2 Beautiful Bedrooms each having its own dedicated bathrooms. This gorgeous condo has a total of 2 full baths and 1 half bath. Don't let this one get away. HOA includes 1 gig internet through United Cable. You can walk to the Tollgate Restaurants and Coffe shops..

14. 2025-09-16
    historical
15. 2025-08-23
    price $477,900
16. 2025-06-28
    status Active
17. 2025-06-28
    historical
18. 2025-05-28
    price $497,900
19. 2025-02-14
    listed $514,900 Active

ⓘ 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: $42,062
• − Mortgage interest: −$26,770
• − Property taxes: −$7,168
• − Insurance: −$2,390
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − HOA: −$3,660
• − Depreciation: −$13,903
• Taxable loss: −$18,558
• Est. tax savings @ 24.0%: +$4,454
• After-tax cash flow: $-5,609/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Thompson's Station

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Thompson's Station, TN
• County: Williamson County · 237,211 people
• City population: 17,411
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,043
• Household income: $136,188
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 88.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 5% Asian 2% Black 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.20%
• Current HPI: 344.7933
• Rent YoY: ▲ 10.96%
• 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

-7.2% since first listed

11 events — show timeline

• 2026-06-07 Listed $477,900 REALTRACS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-20 Listed $477,900 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-07 Listed $477,900 REALTRACS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-23 Price Changed $477,900 REALTRACS as Distributed by MLS Grid
• 2025-06-28 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-06-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-28 Price Changed $497,900 REALTRACS as Distributed by MLS Grid
• 2025-02-14 Listed $514,900 REALTRACS as Distributed by MLS Grid