120 S Maple Ave · Gallatin, TN 37066

$169,900

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 51 Days on market

Built 1950 3,484 sqft lot $172/sqft · 37% below area Est $268k · 37% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable home in the heart of Gallatin - Great location near schools, shopping, and churches - 2-bedroom with den or possible 3rd bedroom - 1-bath - Sidewalk - Front porch - Detached storage building - Selling to settle an estate - Convenient to bypass for easy access to Nashville

Key facts

• Near schools
• Convenient to bypass
• Near shopping

Tags

• NEAR SCHOOLS
• NEAR SHOPPING
• SIDEWALK
• FRONT PORCH
• DETACHED STORAGE BUILDING
• CONVENIENT TO BYPASS

Property features AI

Finance

• Financial info: Annual tax amount listed (tax amount excluded per instructions)

Exterior

• Parking: No covered spaces noted; No off-street parking total listed
• Utilities: Public water; Private sewer; Electricity available
• Home design: Single-family residence; One story; Living area about 986 square feet; Approximate year built
• Construction: Vinyl siding
• Exterior features: Porch (covered); Partial fencing; Level lot; Storage structure on property

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level); Bedroom sizes approximately 13 x 11 and 12 x 11; Den approximately 13 x 11
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling with wall/window unit(s)
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $137k (19.5% below list).
• Recommended offer: $137k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.8% in Gallatin — 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 67/100 on livability (#108 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: amenities F, commute F, health & safety F.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Howard Elementary (math 29% / reading 31%, grade F, #415 of 952 statewide, top 44%, 554 students, 0% FRL); Gallatin Senior High School (math 15% / reading 28%, grade F, #172 of 332 statewide, top 52%, 1,659 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Sumner County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1006 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,748 units permitted in Sumner County in 2024 (124 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.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,718 (19.5% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 10.4

CMA / ARV

• ARV (median comp): $268,353
• List price: $169,900
• Delta: -36.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 W Eastland St	0.38mi	2/1.0	1,075 (+9%)	2mo	$178,000	$166	66
624 W Eastland St	0.34mi	2/2.0	1,029 (+4%)	12mo	$234,500	$228	63
340 N Maple Ave	0.40mi	2/1.0	981 (-0%)	22mo	$235,000	$240	62
235 Trousdale Ave	0.33mi	3/1.0 (+1)	979 (-1%)	23mo	$265,000	$271	59
328 N Blakemore Ave	0.41mi	3/1.0 (+1)	936 (-5%)	13mo	$270,000	$288	57
382 S Magnolia St	0.50mi	3/1.0 (+1)	990 (+0%)	22mo	$240,000	$242	52
623 W Eastland St	0.30mi	3/2.0 (+1)	1,096 (+11%)	18mo	$285,000	$260	43
649 W Eastland St	0.31mi	3/2.0 (+1)	1,131 (+15%)	11mo	$300,000	$265	43
326 S Hickory Ave	0.66mi	2/1.0	892 (-10%)	20mo	$197,000	$221	37
338 N Blakemore Ave N	0.43mi	3/2.0 (+1)	1,104 (+12%)	22mo	$275,000	$249	33
312 S Hickory Ave	0.64mi	3/2.0 (+1)	1,104 (+12%)	15mo	$289,900	$263	29

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-25,629
• Equity at exit: $25,333

10-year hold

• IRR: -11.4%
• Equity multiple: 0.39×
• Total profit: $-29,240
• Equity at exit: $14,690

Cash invested: $47,572 (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 37066

• Home prices YoY: -32.9%
• Rents YoY: 0.4%
• Active inventory: 1006
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$891
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $86

Break-even live

Break-even rent $1,258

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $134	+0% $86	+5% $38	+10% $-10
Rent	-10% $-22	-5% $32	+0% $86	+5% $140	+10% $194
Rate	-1.0pp $172	-0.5pp $129	base $86	+0.5pp $42	+1.0pp $-3

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 S Ford St Gallatin, TN	2.0	1.0	750	$1,099	$1.47	44d	1	0.05mi
665-681 W Eastland Ave Unit 681 Gallatin, TN	2.0	1.0	1008	$1,400	$1.39	8d	1	0.34mi
711 W Eastland Ave Unit C Gallatin, TN	2.0	1.0	900	$1,300	$1.44	44d	1	0.37mi
711 W Eastland St Gallatin, TN	2.0	1.0	1100	$1,455	$1.32	24d	1	0.37mi
203 N Electra St Gallatin, TN	2.0	1.5	1020	$1,199	$1.18	44d	1	0.48mi
257 W Smith St Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	24d	1	0.53mi
202 Cemetery Ave Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	12d	1	0.53mi
243 W Smith St Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	44d	1	0.54mi
735 Trail Dr Gallatin, TN	2.0	1.0	820	$1,295	$1.58	44d	1	0.56mi
217 Greenleaf Cir Gallatin, TN	2.0	1.0	800	$1,199	$1.50	44d	1	0.58mi
745 Trail Dr Gallatin, TN	2.0	1.0	820	$1,295	$1.58	44d	1	0.59mi
317 Cemetery Ave Unit B Gallatin, TN	1.0	1.0	650	$1,000	$1.54	44d	1	0.61mi
234 W Winchester St Unit 234 Gallatin, TN	1.0	1.0	850	$1,200	$1.41	44d	1	0.63mi
501 Small St Gallatin, TN	2.0	2.0	1050	$1,495	$1.42	24d	1	0.63mi
199 Albright Farms Dr Gallatin, TN	1.0–3.0	1.0–2.0	1107	$1,440	$1.30	44d	1	0.64mi
209 W Bledsoe St Gallatin, TN	3.0	1.0	912	$1,725	$1.89	44d	1	0.64mi
128 N Water Ave Gallatin, TN	1.0–2.0	1.0–2.0	766	$2,400	$3.13	24d	2	0.73mi
429 Demoss St Gallatin, TN	2.0	1.0	702	$1,475	$2.10	15d	1	0.86mi
194 W Morningside Dr Gallatin, TN	2.0	1.0	875	$1,250	$1.43	24d	1	0.97mi
143 Morrison St #1 Gallatin, TN	2.0	1.0	840	$1,295	$1.54	44d	1	0.98mi
143 Morrison St Unit 2 Gallatin, TN	2.0	2.0	840	$1,395	$1.66	44d	1	0.98mi
614 N Water Ave Gallatin, TN	2.0–3.0	1.0–2.0	1097	$1,454	$1.33	2d	17	0.98mi
272 Brown Pl Gallatin, TN	2.0	1.0	774	$995	$1.29	22d	1	0.99mi
1008 Village Green Xing Gallatin, TN	1.0–3.0	1.0–2.5	1054	$1,628	$1.54	2d	18	0.99mi
547 N Water Ave Gallatin, TN	2.0	1.0	950	$1,199	$1.26	44d	1	1.00mi
203 Morrison St Gallatin, TN	1.0	1.0	700	$1,100	$1.57	17d	1	1.03mi
203 Morrison St Gallatin, TN	1.0	1.0	700	$1,100	$1.57	21d	1	1.03mi
203 Morrison St Unit B Gallatin, TN	1.0	1.0	700	$1,095	$1.56	21d	1	1.03mi
230 N Hume Ave Unit 3 Gallatin, TN	2.0	1.0	1000	$1,100	$1.10	22d	1	1.16mi
227 E Park Ave Unit B Gallatin, TN	1.0	1.0	619	$1,150	$1.86	44d	1	1.21mi
227 E Park Ave Unit A Gallatin, TN	1.0	1.0	669	$1,250	$1.87	22d	1	1.21mi
500 Virginia Ave Gallatin, TN	3.0	1.0	1112	$1,790	$1.61	44d	1	1.27mi
550 E Bledsoe St Unit A2 Gallatin, TN	1.0	1.0	640	$1,150	$1.80	5d	1	1.37mi
550 E Bledsoe St Gallatin, TN	1.0–2.0	1.0	820	$1,195	$1.46	4d	2	1.37mi
550 E Bledsoe St Apt B24 Gallatin, TN	2.0	1.0	1000	$1,195	$1.20	3d	1	1.38mi
108 Glenn Ave Gallatin, TN	3.0	1.0	1000	$1,500	$1.50	24d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $169,900 Active 51 DOM
2. 2026-06-17
   days on market $169,900 Active 50 DOM
3. 2026-06-16
   days on market $169,900 Active 49 DOM
4. 2026-06-15
   days on market $169,900 Active 48 DOM
5. 2026-06-13
   days on market $169,900 Active 46 DOM
6. 2026-06-13
   days on market $169,900 Active 45 DOM
7. 2026-06-09
   days on market $169,900 Active 42 DOM
8. 2026-06-08
   days on market $169,900 Active 41 DOM
9. 2026-06-07
   days on market $169,900 Active 40 DOM
10. 2026-06-05
    days on market $169,900 Active 37 DOM
11. 2026-06-03
    days on market $169,900 Active 36 DOM
12. 2026-06-02
    days on market $169,900 Active 35 DOM
13. 2026-06-01
    days on market $169,900 Active 34 DOM
14. 2026-05-31
    days on market $169,900 Active 33 DOM
15. 2026-04-28
    listed $169,900 Active 283-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: $385 · $32/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: +$821/yr (+$68/mo · 213.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,406
• − Mortgage interest: −$9,517
• − Property taxes: −$385
• − Insurance: −$850
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$4,943
• Taxable loss: −$1,913
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $1,494/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Gallatin

• Score: 67/100
• State rank: #108
• US rank: #11017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gallatin, TN
• County: Sumner County · 196,654 people
• City population: 64,650
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 64,650
• Household income: $81,614
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2172.0

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.76%
• Current HPI: 290.8043
• Rent YoY: ▲ 0.39%
• 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

1 event — show timeline

• 2026-04-28 Listed $169,900 REALTRACS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $385 · +45.8% YoY. Source: county tax records.