137 Chaney Blvd · La Vergne, TN 37086

$199,900

3 bd · 2.0 ba · 1,820 sqft · Other · 3 Days on market

Built 1998 1.82 ac lot

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Why this score? — see what drove the C- 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

AS IS Opportunity on 1.82 acre! Located convenient to all the services Sam Ridley Parkway offers. There is new development nearby. Cash, hard money or construction loan.

Key facts

• 1.82 acre
• 1.82 acre lot
• Built 1998

Tags

• 1.82 ACRE

Property features AI

Finance

• Other: Living area reported as 1,820 square feet; Year built listed as existing

Exterior

• Parking: No covered spaces listed; No total parking spaces listed
• Utilities: Public water available; Septic sewer; Water available
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Deck; Approximately 1.82-acre lot

Interior

• Kitchen: Eat-in kitchen (approx. 12 x 24); No appliances listed
• Bedrooms: Three bedrooms (all on the main level); Bedroom sizes approximately 14 x 13, 14 x 12, and 13 x 12
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); No basement; Eat-in kitchen; Living room open to other spaces
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.3% vs local median 3.6% in La Vergne — 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 64/100 on livability (#171 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D-, amenities F, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Grove Elementary (math 36% / reading 27%, grade F, #398 of 952 statewide, top 42%, 813 students, 0% FRL); Lavergne High School (math 8% / reading 30%, grade F, #202 of 332 statewide, top 62%, 2,100 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.0%/yr); 269 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $200k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-17,144
• Equity at exit: $29,806

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-11,651
• Equity at exit: $17,284

Cash invested: $55,972 (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 37086

• Home prices YoY: -21.3%
• Rents YoY: -1.0%
• Active inventory: 269
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $339

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $477	-5% $408	+0% $339	+5% $270	+10% $201
Rent	-10% $167	-5% $253	+0% $339	+5% $425	+10% $511
Rate	-1.0pp $440	-0.5pp $390	base $339	+0.5pp $287	+1.0pp $235

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Butternut Trce La Vergne, TN	4.0	2.0	1713	$2,235	$1.30	44d	1	0.18mi
2103 Academy Way La Vergne, TN	3.0	2.0	1900	$2,289	$1.20	4d	1	0.43mi
1711 Luton Dr La Vergne, TN	3.0	2.5	1459	$2,010	$1.38	8d	1	0.48mi
4054 Margo Cir La Vergne, TN	3.0	2.0	1498	$1,800	$1.20	4d	1	0.48mi
713 Almondwood Pl La Vergne, TN	3.0	2.0	1429	$2,240	$1.57	5d	1	0.55mi
14531 Old Nashville Hwy Smyrna, TN	1.0–3.0	1.0–2.0	1090	$1,863	$1.71	4d	12	0.72mi
122 Wolverine Ct Smyrna, TN	2.0	2.5	1380	$1,800	$1.30	24d	1	0.90mi
101 Wortham Ct La Vergne, TN	3.0	2.0	1620	$1,985	$1.23	21d	1	0.91mi
200 Carriage House Dr Smyrna, TN	1.0–3.0	1.0–2.0	1008	$2,447	$2.43	4d	42	0.93mi
400 Chaney Rd Smyrna, TN	1.0–3.0	1.0–2.0	1113	$1,919	$1.72	3d	24	1.09mi
110 Townpark Dr Smyrna, TN	1.0–3.0	1.0–2.0	1076	$2,283	$2.12	3d	31	1.28mi
3005 George Buchanan Dr La Vergne, TN	2.0	2.5	1255	$1,650	$1.31	17d	1	1.43mi
2029 George Buchanan Dr La Vergne, TN	3.0	2.5	1318	$1,770	$1.34	44d	1	1.45mi
2025 George Buchanan Dr La Vergne, TN	3.0	2.5	1318	$1,720	$1.31	13d	1	1.45mi
3008 Rg Buchanan Dr La Vergne, TN	3.0	2.5	1332	$1,795	$1.35	5d	1	1.47mi
3017 Rg Buchanan Dr La Vergne, TN	4.0	2.5	1733	$2,050	$1.18	5d	1	1.49mi

Listing history 9 events

1. 2026-06-01
   status $199,900 Pending 3 DOM
2. 2026-05-31
   days on market $199,900 Active 3 DOM
3. 2026-05-29
   listed $199,900 Active
4. 2012-11-27
   soldstatus $104,700
5. 2009-01-02
   soldstatus $65,000
6. 2005-08-05
   soldstatus $90,000
7. 1998-03-06
   soldstatus $15,000
8. 1997-05-20
   soldstatus $8,750
9. 1992-12-31
   soldstatus $7,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,135
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$5,815
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,843/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — La Vergne

• Score: 64/100
• State rank: #171
• US rank: #14524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Vergne, TN
• County: Rutherford County · 327,859 people
• City population: 38,872
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 38,872
• Household income: $78,857
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 739.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 28% Hispanic / Latino 24% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 72% English-only · Spanish 21% Arabic 3% Other Asian/Pacific 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.52%
• Current HPI: 282.9844
• Rent YoY: ▼ -1.04%
• 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

+2755.7% since first listed

7 events — show timeline

• 2026-05-29 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2012-11-27 Sold (Public Records) $104,700 Public Records
• 2009-01-02 Sold (Public Records) $65,000 Public Records
• 2005-08-05 Sold (Public Records) $90,000 Public Records
• 1998-03-06 Sold (Public Records) $15,000 Public Records
• 1997-05-20 Sold (Public Records) $8,750 Public Records
• 1992-12-31 Sold (Public Records) $7,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $246 · +0.0% YoY. Source: county tax records.