103 Annette Dr · Ashland City, TN 37015

$249,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 38 Days on market

Built 1981 0.43 ac lot $212/sqft · 15% below area Est $293k · 15% under

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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).

• Cash flow +15.7/30.0
• ARV discount +14.2/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 1 bath home is in Downtown Ashland City, it has a concrete drive with an attached carport, it is conveniently located close to shopping, dining, grocery stores and more

Key facts

• Attached carport
• Close to dining
• Concrete drive

Tags

• CONCRETE DRIVE
• ATTACHED CARPORT
• CONVENIENTLY LOCATED
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO GROCERY STORES

Property features AI

Exterior

• Parking: Attached parking; Driveway; Concrete parking surface; Carport (1 space); 1 covered parking space (1 total)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Asphalt roof; Existing construction
• Exterior features: Deck; Covered porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Refrigerator; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.3% below list).
• Recommended offer: $207k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Ashland City — 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 65/100 on livability (#138 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ashland City Elementary (math 27% / reading 27%, grade F, #496 of 952 statewide, top 55%, 443 students, 0% FRL); Cheatham Co Central (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 581 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 167 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 271 units permitted in Cheatham County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $147k; list at $250k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,759 (17.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $293,470
• List price: $249,900
• Delta: -14.85%
• 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
122 Annette Dr	0.12mi	3/2.0	1,050 (-11%)	10mo	$260,000	$248	64
608 Skyview Dr	0.61mi	3/2.5	1,207 (+3%)	1mo	$318,000	$263	60
567 Skyview Dr	0.67mi	3/2.0	1,221 (+4%)	3mo	$305,000	$250	56
118 Brinkley St	0.71mi	3/2.0	1,118 (-5%)	1mo	$300,999	$269	54
221 Annette Dr	0.31mi	3/1.5	1,050 (-11%)	18mo	$285,000	$271	51
105 Ruth Dr	0.71mi	2/1.0 (-1)	1,154 (-2%)	15mo	$200,000	$173	46
761 Skyview Dr	0.46mi	3/2.0	1,285 (+9%)	24mo	$319,900	$249	39

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-35,323
• Equity at exit: $37,261

10-year hold

• IRR: -6.8%
• Equity multiple: 0.58×
• Total profit: $-29,287
• Equity at exit: $21,607

Cash invested: $69,972 (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 37015

• Home prices YoY: -21.7%
• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $111

Break-even live

Break-even rent $1,927

Max offer price $249,900

Occupancy floor 90%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Warioto Way #302 Ashland City, TN	2.0	2.0	1182	$2,800	$2.37	21d	1	0.59mi
91 Valley View St Ashland City, TN	3.0	2.0	1253	$2,350	$1.88	7d	1	0.70mi
120 N Main St Unit B Ashland City, TN	2.0	1.0	1242	$1,750	$1.41	44d	1	0.77mi
118 N Main St Unit D Ashland City, TN	2.0	1.0	1008	$1,550	$1.54	44d	1	0.77mi
97 Sycamore St Unit 202 Ashland City, TN	2.0	1.0	1147	$1,500	$1.31	12d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $249,900 Active 38 DOM
2. 2026-06-17
   days on market $249,900 Active 37 DOM
3. 2026-06-16
   days on market $249,900 Active 36 DOM
4. 2026-06-15
   days on market $249,900 Active 35 DOM
5. 2026-06-13
   days on market $249,900 Active 33 DOM
6. 2026-06-09
   days on market $249,900 Active 29 DOM
7. 2026-06-08
   days on market $249,900 Active 28 DOM
8. 2026-06-07
   days on market $249,900 Active 27 DOM
9. 2026-06-03
   days on market $249,900 Active 23 DOM
10. 2026-06-02
    days on market $249,900 Active 22 DOM
11. 2026-06-01
    days on market $249,900 Active 21 DOM
12. 2026-05-31
    days on market $249,900 Active 20 DOM
13. 2026-05-11
    listed $255,000 Active 180-char remark
14. 2026-04-25
    historical $1,850
15. 2026-03-03
    listed $1,850
16. 2025-03-12
    historical $1,750
17. 2025-03-04
    price $1,750
18. 2025-01-14
    listed $1,850
19. 2024-10-23
    soldstatus $147,400

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $1,295 · $108/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$479/yr (+$40/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,811
• − Mortgage interest: −$13,998
• − Property taxes: −$1,295
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,270
• Taxable loss: −$2,971
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $2,043/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Ashland City

• Score: 65/100
• State rank: #138
• US rank: #12483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland City, TN
• County: Cheatham County · 18,988 people
• City population: 18,988
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,988
• Household income: $79,092
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 396.0

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 313.8358
• Rent YoY: ▲ 2.13%
• 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

+69.5% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $249,900 REALTRACS as Distributed by MLS Grid
• 2026-05-11 Listed $255,000 REALTRACS as Distributed by MLS Grid
• 2026-04-25 Rental Removed $1,850 REALTRACS
• 2026-03-03 Listed for Rent $1,850 REALTRACS
• 2025-03-12 Rental Removed $1,750 REALTRACS
• 2025-03-04 Price Changed $1,750 REALTRACS
• 2025-01-14 Listed for Rent $1,850 REALTRACS
• 2024-10-23 Sold (Public Records) $147,400 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,295 · +13.4% YoY. Source: county tax records.