1315 Cheatham St · Springfield, TN 37172

$179,995

2 bd · 1.0 ba · 2,115 sqft · SingleFamily public records · 20 Days on market

Built 1954 0.32 ac lot $85/sqft · 38% below area Est $274k · 34% under ↓ 5% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick home offering a solid layout and great potential. HVAC was replaced last year, and the kitchen has new cabinets. The floor plan is functional and includes finished attic space. Conveniently located near schools, parks, and downtown Springfield, this home is a great opportunity for an owner or investor looking for value and flexibility!

Key facts

• Near schools
• Hvac replaced
• Attic space

Tags

• HVAC REPLACED
• NEW CABINETS
• ATTIC SPACE
• NEAR SCHOOLS
• NEAR PARKS
• NEAR DOWNTOWN

Property features AI

Finance

• Other: Lot size approximately 0.32 acres
• HOA & community: Pets allowed: contact listing for details

Exterior

• Utilities: Public water; Septic sewer; Water available
• Home design: Single family residence; One story
• Construction: Brick construction; Block foundation; Existing (year built not specified)
• Exterior features: Smart lights

Interior

• Kitchen: Freezer
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Freezer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $171k (5.1% below list).
• Recommended offer: $171k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.5% in Springfield — 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 62/100 on livability (#225 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,832 (5.1% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $274,417
• List price: $179,995
• Delta: -34.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Cheatham St	0.43mi	3/2.0 (+1)	2,139 (+1%)	12mo	$399,900	$187	59
167 S Garner St	0.56mi	3/2.5 (+1)	1,996 (-6%)	21mo	$540,000	$271	36
331 Walnut St	0.73mi	3/2.5 (+1)	1,980 (-6%)	17mo	$360,000	$182	30
503 4th Ave W	0.73mi	3/2.0 (+1)	1,894 (-10%)	12mo	$208,500	$110	30

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-18,389
• Equity at exit: $26,838

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-12,606
• Equity at exit: $15,563

Cash invested: $50,399 (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 37172

• Home prices YoY: -19.9%
• Rents YoY: 0.7%
• Active inventory: 250
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $232

Break-even live

Break-even rent $1,415

Max offer price $179,995

Occupancy floor 81%

Sensitivity live

Price	-10% $334	-5% $283	+0% $232	+5% $181	+10% $130
Rent	-10% $97	-5% $164	+0% $232	+5% $299	+10% $367
Rate	-1.0pp $322	-0.5pp $278	base $232	+0.5pp $185	+1.0pp $138

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: $44,999
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Cheatham St Unit 192 Springfield, TN	2.0	2.5	1700	$1,650	$0.97	3d	1	0.26mi
819 Pitt Ave Springfield, TN	3.0	2.0	1736	$2,000	$1.15	24d	1	1.07mi
62 N Main St Springfield, TN	3.0	2.0	2063	$1,500	$0.73	18d	1	1.20mi
1214 Woodard Reid Rd Springfield, TN	3.0	2.0	1736	$2,200	$1.27	44d	1	1.38mi

Listing history 2 events

1. 2026-05-15
   price $179,995 343-char remark
2. 2026-05-07
   listed $189,995 Active 343-char remark

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$91/yr (+$8/mo · 7.7%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $20,500
• − Mortgage interest: −$10,083
• − Property taxes: −$1,187
• − Insurance: −$900
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$5,236
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $2,826/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Springfield

• Score: 62/100
• State rank: #225
• US rank: #16806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, TN
• County: Robertson County · 49,504 people
• City population: 31,263
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 31,263
• Household income: $72,168
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 848.0

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Black 13% Two or more races 8%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 15%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.77%
• Current HPI: 309.7118
• Rent YoY: ▲ 0.66%
• 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

-5.3% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $179,995 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Listed $189,995 REALTRACS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,187 · +3.6% YoY. Source: county tax records.