279B Harrier Ct · Clarksville, TN 37042

$2,350,000

192 bd · 128.0 ba · 15,872 sqft · MultiFamily · 41 Days on market

Built 1992 Good condition

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 16 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Exceptional opportunity to acquire a fully occupied 16-unit multifamily community in a high-demand rental corridor near Fort Campbell and the Kentucky state line. This stabilized asset offers consistent cash flow potential with all units featuring spacious 3-bedroom, 2-bathroom floor plans averaging approximately 1,400 square feet with an upstairs/downstairs townhome design for long-term tenant appeal and functionality. Current rental rates range from $1,200 to $1,379 per month, providing immediate income with additional upside potential for future investors. The property’s location offers strong rental demand due to convenient access to Fort Campbell, major commuting routes, shopping

Key facts

• Strong rental demand
• Tenant amenities
• Townhome design

Tags

• HIGH DEMAND RENTAL CORRIDOR
• STRONG RENTAL DEMAND
• TOWNHOME DESIGN
• TOWNHOME STYLE LAYOUT
• TENANT AMENITIES
• OUTDOOR GATHERING SPACES

Property features AI

Finance

• Other: Total units: 24
• Financial info: Reported gross income: $1 (as listed); Tenants pay electricity and water
• HOA & community: Owner pays trash collection

Exterior

• Parking: No designated covered parking reported
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Electric service available
• Home design: Multi-family residential income property; Attached property; One level; Zoning: R4
• Construction: Brick exterior; Shingle roof; Built existing (year not specified)
• Exterior features: Public water available; Public sewer; Electricity available

Interior

• Kitchen: No appliance details provided
• Bedrooms: Three-bedroom unit types (multiple units)
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms per three-bedroom unit
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Carpet and vinyl flooring; Ceiling fans in units; Central heating (electric); Central air conditioning; Carbon monoxide detectors; Smoke detectors
• Laundry & utility: Individual laundry hookups in units; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 16 × 3-bed/2-bath units multifamily listed at $2.35M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-66/mo.
• To cash-flow at today's rent, offer at most $2.20M (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.92M (18.2% below list).
• Recommended offer: $1.92M (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Clarksville — 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 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ringgold Elementary (math 19% / reading 23%, grade F, #633 of 952 statewide, top 67%, 801 students, 0% FRL); West Creek High (math 5% / reading 33%, grade F, #202 of 332 statewide, top 62%, 1,755 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 (+1.3%/yr); 893 active listings in the ZIP; 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• At $19,215/mo this rent would consume 328% of the median local household income ($70k/yr) (locally 2093% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16k of loan paydown is wiped out by about $70k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($2.28M) is reasonable based on typical stale-listing flexibility.

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 $1,921,500 (18.2% 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 41 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-480,935
• Equity at exit: $350,393

10-year hold

• IRR: -19.7%
• Equity multiple: 0.04×
• Total profit: $-634,899
• Equity at exit: $203,185

Cash invested: $658,000 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 893
• Price-to-rent: 163.1×

Monthly cashflow live

• Estimated rent: $19,215 high
• Mortgage (P&I): −$12,324
• Tax est. 1.5%: −$2,938 /mo · $35,250/yr
• Insurance: −$979
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,035
• Net cashflow: $-1,060

Break-even live

Break-even rent $20,557

Max offer price $2,196,548

Occupancy floor —

Sensitivity live

Price	-10% $564	-5% $-248	+0% $-1,060	+5% $-1,872	+10% $-2,685
Rent	-10% $-2,578	-5% $-1,819	+0% $-1,060	+5% $-301	+10% $458
Rate	-1.0pp $123	-0.5pp $-463	base $-1,060	+0.5pp $-1,669	+1.0pp $-2,289

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	3	2	$19,216
Total (16 units)			$19,215

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: $587,500
• Closing costs: $70,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $2,350,000 Active 41 DOM
2. 2026-06-17
   days on market $2,350,000 Active 40 DOM
3. 2026-06-16
   days on market $2,350,000 Active 39 DOM
4. 2026-06-15
   days on market $2,350,000 Active 38 DOM
5. 2026-06-14
   days on market $2,350,000 Active 36 DOM
6. 2026-06-13
   days on market $2,350,000 Active 35 DOM
7. 2026-06-10
   days on market $2,350,000 Active 33 DOM
8. 2026-06-09
   days on market $2,350,000 Active 32 DOM
9. 2026-06-08
   days on market $2,350,000 Active 31 DOM
10. 2026-06-07
    days on market $2,350,000 Active 30 DOM
11. 2026-06-05
    days on market $2,350,000 Active 27 DOM
12. 2026-06-03
    days on market $2,350,000 Active 26 DOM
13. 2026-06-02
    days on market $2,350,000 Active 25 DOM
14. 2026-05-31
    days on market $2,350,000 Active 23 DOM
15. 2026-05-30
    days on market $2,350,000 Active 22 DOM
16. 2026-05-08
    listed $2,350,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $230,580
• − Mortgage interest: −$131,637
• − Property taxes: −$35,250
• − Insurance: −$11,750
• − Repairs & maintenance: −$18,446
• − Management: −$18,446
• − Depreciation: −$68,364
• Taxable loss: −$53,313
• Est. tax savings @ 24.0%: +$12,795
• After-tax cash flow: $69/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 · 13 photos

Good 80/100 Cosmetic rehab

This 16-unit multifamily property is in good condition with minimal repairs needed. Fresh paint and landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends system life

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value ↑
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends system life ↑

ⓘ 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: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• Metro: Clarksville, TN-KY
• 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

1 event — show timeline

• 2026-05-08 Listed $2,350,000 REALTRACS as Distributed by MLS Grid