1307 Cashmere Dr · Spring Hill, TN 37179

$264,900

2 bd · 2.0 ba · 1,038 sqft · Townhouse public records · 37 Days on market

Built 2006 1.00 ac lot $255/sqft · 9% below area Est $290k · 9% under $165/mo HOA · 9% of rent

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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 +11.4/15.0
• Cash flow +8.9/30.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare find! This charming, mostly-brick townhouse sits in a wonderfully quiet neighborhood, offering peace and privacy. Enjoy the lasting quality, energy efficiency, and classic beauty. Inside, find character-rich living spaces designed for comfort. NO CARPET. A serene neighborhood retreat with lovely green space that is completely move-in ready. Enjoy slow mornings and relaxing evenings on your back deck. Close to the new June Lake exit off of I-65, shopping and restaurants. Offer Instructions attached. CAMPBELL GROUP to hold EM. Contact Kimmy with questions or to submit offers.

Key facts

• Green space
• No carpet
• Energy efficiency

Tags

• MOSTLY-BRICK TOWNHOUSE
• ENERGY EFFICIENCY
• CHARACTER-RICH LIVING SPACES
• NO CARPET
• GREEN SPACE
• BACK DECK

Property features AI

Finance

• HOA & community: Monthly HOA fee of $165; HOA covers structure and grounds maintenance; Condominium/common-interest community

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Water available
• Home design: Residential townhouse; Attached property; Two levels
• Construction: Brick and vinyl siding exterior; Existing construction
• Exterior features: Storage; Lot approximately 1 acre

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Pantry
• Bedrooms: 2 bedrooms (13x12; 12x11)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Pantry; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (27.5% below list).
• Recommended offer: $192k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Spring Hill — 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 73/100 on livability (#23 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• 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: Allendale Elementary School (math 52% / reading 48%, grade D+, #116 of 952 statewide, top 12%, 709 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).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Williamson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+11.0%/yr); 355 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).
• This rent is only 17% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 37 days — a 3% lower offer ($257k) 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.
• Current owner paid $128k; list at $265k implies a 107% 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 $192,100 (27.5% 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 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 11.5

CMA / ARV

• ARV (median comp): $289,813
• List price: $264,900
• Delta: -6.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Cashmere Dr	0.00mi	2/2.0	1,120 (+8%)	12mo	$280,000	$250	77
1011 Cashmere Dr	0.07mi	2/2.0	1,120 (+8%)	11mo	$285,000	$254	74
904 Cashmere Dr	0.14mi	2/2.0	1,120 (+8%)	13mo	$320,000	$286	70
607 Cashmere Dr	0.22mi	2/1.5	1,038 (0%)	22mo	$264,000	$254	69
1037 Misty Morn Cir	0.40mi	2/2.0	1,051 (+1%)	23mo	$310,000	$295	60
804 Cashmere Dr	0.16mi	2/2.0	1,120 (+8%)	24mo	$318,000	$284	60
205 Cashmere Dr	0.36mi	2/2.5	1,158 (+12%)	8mo	$270,000	$233	55
404 Cashmere Dr	0.30mi	2/2.5	1,158 (+12%)	18mo	$306,150	$264	50
203 Cashmere Dr	0.37mi	2/2.5	1,158 (+12%)	22mo	$275,000	$237	43

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: -17.0%
• Equity multiple: 0.37×
• Total profit: $-46,489
• Equity at exit: $39,497

10-year hold

• IRR: -2.0%
• Equity multiple: 0.84×
• Total profit: $-12,025
• Equity at exit: $22,904

Cash invested: $74,172 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$110
• HOA: −$165
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-215

Break-even live

Break-even rent $2,193

Max offer price $226,943

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-140	+0% $-215	+5% $-290	+10% $-365
Rent	-10% $-367	-5% $-291	+0% $-215	+5% $-139	+10% $-63
Rate	-1.0pp $-81	-0.5pp $-147	base $-215	+0.5pp $-284	+1.0pp $-353

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Cashmere Dr Thompsons Station, TN	2.0	1.5	1038	$1,595	$1.54	16d	1	0.19mi
605 Cashmere Dr Thompsons Station, TN	2.0	1.5	1037	$1,500	$1.45	18d	1	0.20mi
614 Winners Circle Pl Thompsons Station, TN	3.0	2.0	1457	$2,200	$1.51	5d	1	0.29mi
308 Buckwood Ave Thompson's Station, TN	2.0	2.0	1454	$2,995	$2.06	16d	1	0.44mi
6007 DuPont Cv Spring Hill, TN	2.0	2.5	1392	$1,895	$1.36	14d	1	0.60mi
269 Mary Ann Cir Spring Hill, TN	3.0	3.5	1489	$2,300	$1.54	12d	1	0.63mi
2761 Sutherland Dr Thompsons Station, TN	3.0	2.0	1429	$2,090	$1.46	23d	1	0.74mi
2735 Sutherland Dr Thompsons Station, TN	3.0	2.0	1247	$2,155	$1.73	9d	1	0.75mi
2860 Maple Cir Thompsons Station, TN	3.0	2.0	1253	$1,795	$1.43	18d	1	0.86mi
2824 Maple Cir Thompsons Station, TN	3.0	2.0	1233	$1,945	$1.58	4d	1	0.93mi
1635 Bryson Cv Thompsons Station, TN	2.0–3.0	2.0	1347	$1,850	$1.37	3d	7	1.10mi
2115 Geneva Dr Thompsons Station, TN	3.0	2.0	1249	$2,300	$1.84	19d	1	1.15mi
3014 New Port Valley Cir Thompsons Station, TN	2.0	2.5	1150	$1,595	$1.39	25d	1	1.16mi
2229 Dewey Dr Spring Hill, TN	3.0	2.0	1442	$2,150	$1.49	16d	1	1.18mi
1034 McKenna Dr Thompsons Station, TN	2.0	2.5	1208	$1,750	$1.45	45d	1	1.22mi
1037 McKenna Dr Thompsons Station, TN	2.0	1.5	1238	$1,500	$1.21	19d	1	1.23mi
2244 Dewey Dr Spring Hill, TN	3.0	2.0	1264	$1,895	$1.50	16d	1	1.25mi
2501 New Port Royal Rd Thompson's Station, TN	1.0–3.0	1.0–3.0	992	$2,139	$2.16	9d	12	1.45mi
507 Dakota Dr Spring Hill, TN	2.0	1.5	1203	$1,595	$1.33	25d	1	1.48mi

HOA detail

• Monthly dues: $165 · $1,980/yr

Listing history 18 events

1. 2026-06-21
   pricestatusdays on market $264,900 Active 37 DOM
2. 2026-06-18
   days on market $269,900 Active Under Contract 34 DOM
3. 2026-06-17
   days on market $269,900 Active Under Contract 33 DOM
4. 2026-06-16
   days on market $269,900 Active Under Contract 32 DOM
5. 2026-06-15
   days on market $269,900 Active Under Contract 31 DOM
6. 2026-06-13
   days on market $269,900 Active Under Contract 29 DOM
7. 2026-06-13
   days on market $269,900 Active Under Contract 28 DOM
8. 2026-06-09
   days on market $269,900 Active Under Contract 25 DOM
9. 2026-06-08
   days on market $269,900 Active Under Contract 24 DOM
10. 2026-06-07
    days on market $269,900 Active Under Contract 23 DOM
11. 2026-06-02
    days on market $269,900 Active Under Contract 18 DOM
12. 2026-06-01
    days on market $269,900 Active Under Contract 17 DOM
13. 2026-05-31
    days on market $269,900 Active Under Contract 16 DOM
14. 2026-05-15
    listed $269,900 Active 585-char remark
15. 2024-07-13
    historical $1,695
16. 2024-07-09
    price $1,695
17. 2024-06-21
    listed $1,850
18. 2008-02-11
    soldstatus $128,000

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: +$1,066/yr (+$89/mo · 130.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,052
• − Mortgage interest: −$14,839
• − Property taxes: −$815
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$1,980
• − Depreciation: −$7,706
• Taxable loss: −$7,301
• Est. tax savings @ 24.0%: +$1,752
• After-tax cash flow: $-826/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 — Spring Hill

• Score: 73/100
• State rank: #23
• US rank: #5036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring Hill, TN
• County: Williamson County · 237,211 people
• City population: 53,900
• 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

+110.9% since first listed

6 events — show timeline

• 2026-05-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-15 Listed $269,900 REALTRACS as Distributed by MLS Grid
• 2024-07-13 Rental Removed $1,695 REALTRACS
• 2024-07-09 Price Changed $1,695 REALTRACS
• 2024-06-21 Listed for Rent $1,850 REALTRACS
• 2008-02-11 Sold (Public Records) $128,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $815 · -2.3% YoY. Source: county tax records.