10708 Prairie Lake Dr · Apison, TN 37302

$365,995

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 226 Days on market

Built 2026 Excellent condition 7,840 sqft lot Garage $58/mo HOA · 2% of rent

---

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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belhaven floorplan is tailor-made for your lifestyle and is available at 10708 Prairie Lake Drive in the Prairie Pass community located in Apison, TN. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen. Large windows allow natural sunlight to brighten up the kitchen area. The kitchen is an entertainer's dream, with a sleek island that includes countertop seating and a spacious pantry with ample room for groceries. * D. R. Horton is an Equal Housing Opportunity Builder. Home and community information, including pricing, included features, terms, availability and amenities, are subject to change and prior sale at any time without notice or obligation. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from homes as built. Images may contain virtual staging.

Key facts

• Open concept living
• Belhaven floorplan
• Expansive great room

Tags

• BELHAVEN FLOORPLAN
• WASHER AND DRYER HOOKUPS
• FLEX ROOM
• OPEN CONCEPT LIVING
• EXPANSIVE GREAT ROOM
• MODERN KITCHEN

🏗️ New construction. The $365,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $383,613.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $366k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (18.8% below list).
• Recommended offer: $297k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Apison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#106 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Apison Elementary School (math 65% / reading 61%, grade B, #47 of 952 statewide, top 5%, 652 students, 0% FRL); East Hamilton Middle School (math 52% / reading 43%, grade C-, #24 of 333 statewide, top 7%, 1,007 students, 0% FRL); East Hamilton High School (math 16% / reading 54%, grade F, #39 of 332 statewide, top 12%, 1,265 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 48% at this address vs 31% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Hamilton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 220 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 34% of the median local income ($104k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($322k) 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.

Recommended offer $297,363 (18.8% 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 226 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.78% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $383,613
• List price: $365,995
• Delta: -4.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10773 Upland Drive Dr	0.10mi	4/2.5	1,991 (0%)	4mo	$380,140	$191	92
10765 Upland Drive Dr	0.09mi	4/2.5	1,991 (0%)	5mo	$391,305	$197	92
10786 Upland Drive Dr	0.14mi	4/2.5	1,991 (0%)	3mo	$375,000	$188	91
10746 Upland Dr	0.14mi	4/2.5	1,991 (0%)	7mo	$383,000	$192	88
10712 Prairie Lake Dr	0.01mi	4/2.0	1,852 (-7%)	3mo	$347,500	$188	83
10784 Prairie Lake Dr	0.10mi	3/2.0 (-1)	1,942 (-2%)	6mo	$380,000	$196	79
10713 Prairie Lake Dr	0.03mi	3/2.5 (-1)	2,160 (+8%)	1mo	$358,350	$166	79
10696 Prairie Lake Dr	0.03mi	4/2.0	1,764 (-11%)	1mo	$325,000	$184	77
10778 Upland Drive Dr	0.13mi	4/2.0	1,852 (-7%)	4mo	$390,980	$211	76
10705 Prairie Lake Dr	0.03mi	4/2.0	1,764 (-11%)	2mo	$349,900	$198	76
10849 Prairie Lake Dr	0.27mi	3/2.0 (-1)	1,937 (-3%)	7mo	$399,000	$206	70
10634 Ferran Way	0.71mi	4/3.0	2,066 (+4%)	2mo	$455,000	$220	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-85,003
• Equity at exit: $57,198

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-103,208
• Equity at exit: $33,168

Cash invested: $107,412 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 20 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $365,555 ($198/sqft)
• Median days on market: 158 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37302

• Home prices YoY: -5.1%
• Active inventory: 220
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,974 medium
• Mortgage (P&I): −$2,012
• Tax est. 1.5%: −$480 /mo · $5,754/yr
• Insurance: −$160
• HOA: −$58
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-360

Break-even live

Break-even rent $3,429

Max offer price $331,536

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-227	+0% $-360	+5% $-492	+10% $-625
Rent	-10% $-595	-5% $-477	+0% $-360	+5% $-242	+10% $-125
Rate	-1.0pp $-167	-0.5pp $-262	base $-360	+0.5pp $-459	+1.0pp $-560

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: $95,903
• Closing costs: $11,508
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3729 Hawks Creek Dr Apison, TN	5.0	3.5	2618	$3,000	$1.15	109d	1	0.83mi
3753 Hawks Creek Dr Apison, TN	3.0	2.5	2164	$2,995	$1.38	109d	1	0.83mi
1408 Centerstone Ln Apison, TN	4.0	2.5	2231	$2,875	$1.29	0d	1	1.43mi
9842 Ramble Brook Ln Apison, TN	5.0	3.5	2581	$3,000	$1.16	0d	1	1.46mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $700 (approximately $58.33/month)

Exterior

• Parking: Attached garage with 2 spacesGarage door openerKitchen-level access to garage
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewerElectricity availablePhone availableUnderground utilities
• Home design: Single-family residenceNew constructionTwo levelsBuilt by D.R. Horton
• Construction: Fiber cement exteriorShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered porchDeckPatio

Interior

• Kitchen: RefrigeratorMicrowaveFree-standing gas rangeDishwasherDisposalPantryGranite counters
• Bedrooms: Total rooms: 7
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Granite countersHigh ceilingsLow-flow plumbing fixturesPantryWalk-in closetsInsulated windowsLow-emissivity windowsWindow treatmentsGas log fireplace in the great room
• Laundry & utility: Laundry room with washer and dryer hookups (electric and gas dryer hookups)Tankless water heaterGas water heater

Listing history 50 events

1. 2026-09-23
   days on market $365,995 Active 226 DOM
2. 2026-09-22
   days on market $365,995 Active 225 DOM
3. 2026-09-21
   days on market $365,995 Active 224 DOM
4. 2026-09-20
   days on market $365,995 Active 223 DOM
5. 2026-09-18
   days on market $365,995 Active 221 DOM
6. 2026-09-17
   days on market $365,995 Active 220 DOM
7. 2026-09-16
   days on market $365,995 Active 219 DOM
8. 2026-09-15
   days on market $365,995 Active 218 DOM
9. 2026-09-14
   days on market $365,995 Active 217 DOM
10. 2026-09-13
    days on market $365,995 Active 216 DOM
11. 2026-09-13
    days on market $365,995 Active 215 DOM
12. 2026-09-11
    days on market $365,995 Active 214 DOM
13. 2026-09-05
    days on market $365,995 Active 208 DOM
14. 2026-09-04
    days on market $365,995 Active 207 DOM
15. 2026-09-03
    pricedays on market $365,995 Active 206 DOM
16. 2026-08-31
    days on market $365,996 Active 203 DOM
17. 2026-08-30
    days on market $365,996 Active 202 DOM
18. 2026-08-29
    days on market $365,996 Active 201 DOM
19. 2026-08-28
    days on market $365,996 Active 200 DOM
20. 2026-08-27
    days on market $365,996 Active 199 DOM
21. 2026-08-25
    days on market $365,996 Active 197 DOM
22. 2026-08-24
    days on market $365,996 Active 196 DOM
23. 2026-08-23
    days on market $365,996 Active 195 DOM
24. 2026-08-22
    days on market $365,996 Active 194 DOM
25. 2026-08-21
    days on market $365,996 Active 193 DOM
26. 2026-08-20
    days on market $365,996 Active 192 DOM
27. 2026-08-19
    days on market $365,996 Active 191 DOM
28. 2026-08-18
    days on market $365,996 Active 190 DOM
29. 2026-08-17
    days on market $365,996 Active 189 DOM
30. 2026-08-16
    days on market $365,996 Active 188 DOM
31. 2026-08-15
    days on market $365,996 Active 187 DOM
32. 2026-08-14
    days on market $365,996 Active 186 DOM
33. 2026-08-13
    days on market $365,996 Active 185 DOM
34. 2026-08-12
    days on market $365,996 Active 184 DOM
35. 2026-08-11
    days on market $365,996 Active 183 DOM
36. 2026-08-10
    days on market $365,996 Active 182 DOM
37. 2026-08-09
    days on market $365,996 Active 181 DOM
38. 2026-08-08
    days on market $365,996 Active 180 DOM
39. 2026-08-07
    days on market $365,996 Active 179 DOM
40. 2026-08-06
    days on market $365,996 Active 178 DOM
41. 2026-08-05
    days on market $365,996 Active 177 DOM
42. 2026-08-04
    days on market $365,996 Active 176 DOM
43. 2026-08-03
    pricedays on market $365,996 Active 175 DOM
44. 2026-07-31
    days on market $361,995 Active 172 DOM
45. 2026-07-29
    days on market $361,995 Active 170 DOM
46. 2026-07-27
    days on market $361,995 Active 168 DOM
47. 2026-07-25
    days on market $361,995 Active 166 DOM
48. 2026-07-24
    days on market $361,995 Active 165 DOM
49. 2026-07-23
    days on market $361,995 Active 164 DOM
50. 2026-07-22
    days on market $361,995 Active 163 DOM

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

Taxation est. · year 1

• Rental income: $35,684
• − Mortgage interest: −$21,488
• − Property taxes: −$5,754
• − Insurance: −$1,918
• − Repairs & maintenance: −$2,855
• − Management: −$2,855
• − HOA: −$696
• − Depreciation: −$11,160
• Taxable loss: −$11,042
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-1,669/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great opportunity for both resale and rental value with minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a smart home system — A smart home system can increase property value and attract tech-savvy buyers/tenants. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Apison Elementary School B TN #47/952 Nat'l #5,998/41,679 Middle East Hamilton Middle School C- TN #24/333 Nat'l #4,042/14,009 High East Hamilton High School F TN #39/332 Nat'l #9,567/17,239

Schools (NCES district)

• District: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

C Composite livability gradescore 67/100

Livability — Apison

• Score: 67/100
• State rank: #106
• US rank: #10827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apison, TN
• County: Hamilton · 393,784 people
• City population: 5,253
• Metro: Chattanooga, TN-GA
• Population (ZIP): 5,253
• Household income: $103,578
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 3% of renters

---

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 5% Asian 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Slovak 6% Italian 5% Portuguese 2%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Korean 1%

---

Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.96%
• Current HPI: 294.8398
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $700 (approximately $58.33/month)

Exterior

• Parking: Attached garage with 2 spacesGarage door openerKitchen-level access to garage
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewerElectricity availablePhone availableUnderground utilities
• Home design: Single-family residenceNew constructionTwo levelsBuilt by D.R. Horton
• Construction: Fiber cement exteriorShingle roofSlab foundationBuilt as new construction
• Exterior features: Covered porchDeckPatio

Interior

• Kitchen: RefrigeratorMicrowaveFree-standing gas rangeDishwasherDisposalPantryGranite counters
• Bedrooms: Total rooms: 7
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Granite countersHigh ceilingsLow-flow plumbing fixturesPantryWalk-in closetsInsulated windowsLow-emissivity windowsWindow treatmentsGas log fireplace in the great room
• Laundry & utility: Laundry room with washer and dryer hookups (electric and gas dryer hookups)Tankless water heaterGas water heater

Price history

+0.0% since first listed

3 events — show timeline

• 2026-03-22 Listed $365,995 Zillow
• 2026-02-24 Listed $365,995 Zillow
• 2026-02-09 Listed $365,995 GCAR