625 Big Bend Ct #201 · White House, TN
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +12.4/15.0
- Cash flow +7.8/30.0
- Condition / age +5.0/5.0
- Schools +3.7/10.0
- Livability +3.6/5.0
- 1% rule +3.5/10.0
- Rent growth +2.3/5.0
- DSCR +1.9/10.0
- Appreciation +0.0/10.0
$224,990
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
FINAL OPPORTUNITY – MASSIVE PRICE DROP! For a limited time only, grab our popular 2nd Floor Chestnut Floorplan for just $215,000 –that's a savings of over $15k! This is a deal you can’t afford to miss! Enjoy 3 spacious bedrooms, 2 full bathrooms, and open-concept layout perfect for entertaining. This home boasts upgraded features including: shaker style cabinets, quartz countertops and LVP flooring all included in the price.The huge kitchen island offers both dining space and extra storage, while the large outdoor deck is ideal for relaxing or hosting guests. All stainless steel kitchen appliances are included – plus your washer and dryer – so you can move in and start living immediately. This rare opportunity won’t last. Act now and make it yours before it’s gone! Community Highlights: HOA provides all exterior maintenance, lawn care, irrigation, and trash service. Direct access to White House Municipal Park, featuring walking trails, tennis courts, pickleball facilities, and recreational amenities. Incentives: Special incentives toward closing costs or interest-rate buydown are available with the use of NVR Mortgage. ***NOTE: Photos reflect model homes and are not necessarily the same features found in home. Community Highlights: HOA provides all exterior maintenance, lawn care, irrigation, and trash service. Direct access to White House Municipal Park, featuring walking trails, tennis courts, pickleball facilities, and recreational amenities. Incentives: Special incentives toward closing costs or interest-rate buydown are available with the use of NVR Mortgage. ***Please note photos are of model homes and do not reflect finishings of actual home.
Key facts
- $202 HOA
- Built 2026
- Listed 122 days
Neighborhood map
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $225k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $189k (15.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (15.0% below list).
- Recommended offer: $189k (15.8% below list) — sets the bar for cash-flow.
- Cap rate 5.0% vs local median 3.4% in White House — 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 71/100 on livability (#46 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
- Zoned schools: Robert F. Woodall Elementary (501 students, 0% FRL); White House Heritage High School (math 29% / reading 37%, grade F, #54 of 332 statewide, top 16%, 1,001 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-0.7%/yr); 555 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 123 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Questions for the listing agent
- 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?
- It's been on market 123 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 4.98%
- Cash-on-cash
- -4.68%
- DSCR
- 0.79
- GRM
- 9.8
CMA / ARV
- ARV (median comp)
- $252,508
- List price
- $224,990
- Delta
- -10.90%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 668 Big Bend Ct #201 | 0.00mi | 3/2.0 | 1,102 (0%) | 2mo | $227,000 | $206 | 98 |
| 680 Big Bend Ct #201 | 0.02mi | 3/2.0 | 1,102 (0%) | 3mo | $232,000 | $211 | 97 |
| 211 Hamlett Dr | 0.25mi | 3/1.0 | 1,084 (-2%) | 2mo | $208,000 | $192 | 80 |
| 664 Big Bend Ct | 0.00mi | 2/2.0 (-1) | 931 (-16%) | 2mo | $219,670 | $236 | 68 |
| 668 Big Bend Ct #101 | 0.04mi | 2/2.0 (-1) | 931 (-16%) | 3mo | $212,000 | $228 | 66 |
| 209 Dorchester Dr | 0.59mi | 3/2.0 | 1,194 (+8%) | 2mo | $324,900 | $272 | 57 |
| 420 Wilkinson Ln | 0.67mi | 3/1.0 | 1,039 (-6%) | 2mo | $314,900 | $303 | 54 |
| 407 Portland Rd | 1.36mi | 2/1.5 (-1) | 1,146 (+4%) | 0mo | $300,000 | $262 | 51 |
| 304 Indian Ridge Cir | 0.61mi | 3/2.0 | 1,285 (+17%) | 3mo | $329,000 | $256 | 44 |
| 105 Sundance Way | 1.47mi | 3/2.0 | 1,249 (+13%) | 0mo | $324,900 | $260 | 42 |
| 310 Cardinal Dr | 1.23mi | 3/1.0 | 1,215 (+10%) | 3mo | $310,000 | $255 | 42 |
| 463 Calista Rd | 0.75mi | 3/2.0 | 1,350 (+22%) | 1mo | $255,000 | $189 | 39 |
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 · 0.0% rent growth · sell at horizon
- IRR
- -28.1%
- Equity multiple
- 0.09×
- Total profit
- $-57,567
- Equity at exit
- $33,547
- IRR
- -47.3%
- Equity multiple
- -0.45×
- Total profit
- $-91,330
- Equity at exit
- $19,453
Cash invested: $62,997 (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
Active competition Active MLS
- For sale now
- 3 active · 1 under contract
- Median asking
- $209,685 ($222/sqft)
- Median days on market
- 8 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +3.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 37188
- Home prices YoY
- -24.0%
- Rents YoY
- -0.7%
- Active inventory
- 555
- Price-to-rent
- 9.8×
Monthly cashflow live
- Estimated rent
- $1,913 high interval (Pro) →
- Mortgage (P&I)
- −$1,180
- Tax est. 1.5%
- −$281 /mo · $3,375/yr
- Insurance
- −$94
- HOA
- −$202
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$402
- Net cashflow
- $-246
Break-even live
Sensitivity live
| Price | -10% $-90 | -5% $-168 | +0% $-246 | +5% $-324 | +10% $-401 |
|---|---|---|---|---|---|
| Rent | -10% $-397 | -5% $-321 | +0% $-246 | +5% $-170 | +10% $-95 |
| Rate | -1.0pp $-133 | -0.5pp $-189 | base $-246 | +0.5pp $-304 | +1.0pp $-363 |
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
- $56,248
- Closing costs
- $6,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 18 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 839 Big Bend Ct White House, TN | 3.0 | 2.5 | 1455 | $1,845 | $1.27 | 22d | 1 | 0.06mi |
| 3015 Seguaro Ln White House, TN | 3.0 | 2.5 | 1455 | $1,950 | $1.34 | 36d | 1 | 0.19mi |
| 110 Cottage Trce White House, TN | 3.0 | 2.0 | 1472 | $2,149 | $1.46 | 16d | 1 | 0.54mi |
| 118 Tennessee 76 White House, TN | 1.0–3.0 | 1.0–2.0 | 1077 | $2,060 | $1.91 | 11d | 15 | 0.60mi |
| 212 Dorchester Dr White House, TN | 3.0 | 2.0 | 1299 | $1,879 | $1.45 | 22d | 1 | 0.62mi |
| 212 Dorchester Dr White House, TN | 3.0 | 2.0 | 1299 | $1,889 | $1.45 | 29d | 1 | 0.62mi |
| 1000 Indian Ridge Cir #1000 White House, TN | 3.0 | 3.0 | 1450 | $1,850 | $1.28 | 56d | 1 | 0.64mi |
| 130 Maiden Ln White House, TN | 1.0–2.0 | 1.0–2.0 | 825 | $1,482 | $1.80 | 11d | 10 | 0.76mi |
| 529 Raymond Hirsch Pkwy Unit 207 White House, TN | 2.0 | 2.5 | 1115 | $1,560 | $1.40 | 41d | 1 | 0.79mi |
| 2940 U.S. 31W Apt O201 White House, TN | 3.0 | 2.0 | 1440 | $1,770 | $1.23 | 92d | 1 | 0.84mi |
| 2940 U.S. 31W Unit V208 White House, TN | 3.0 | 2.0 | 1440 | $1,620 | $1.12 | 92d | 1 | 0.87mi |
| 2940 U.S. 31W Unit V107 White House, TN | 3.0 | 2.0 | 1440 | $1,770 | $1.23 | 11d | 1 | 0.87mi |
| 111 Calista Rd White House, TN | 2.0 | 2.0 | 900 | $1,445 | $1.61 | 40d | 1 | 0.89mi |
| 111 Calista Rd White House, TN | 2.0 | 2.0 | 900 | $1,445 | $1.61 | 11d | 1 | 0.89mi |
| 126 Madeline Way White House, TN | 1.0–3.0 | 1.0–2.0 | 1072 | $1,679 | $1.57 | 11d | 5 | 0.99mi |
| 344 Madeline Way White House, TN | 1.0–2.0 | 1.0–2.0 | 1014 | $1,975 | $1.95 | 11d | 14 | 1.19mi |
| 3001 Dartmoor Pl White House, TN | 3.0 | 2.0 | 1296 | $1,979 | $1.53 | 30d | 1 | 1.33mi |
| 302 Donal Ter White House, TN | 3.0 | 1.5 | 1131 | $1,750 | $1.55 | 35d | 1 | 1.50mi |
Property features AI
Finance
- Other
- Property type: Residential condominium (garden)Living area professionally measured at about 1,102 square feet
- HOA & community
- HOA with monthly fee ($202)One-time association fee ($850)HOA covers maintenance of structure and grounds, and trashCommunity amenities include sidewalksPets allowed
Exterior
- Parking
- Parking lot
- Security
- Carbon monoxide detector(s)Fire alarmFire sprinkler systemSmoke detector(s)
- Utilities
- Public waterPublic sewerWater available
- Home design
- Attached condominium (garden style)One levelNew construction
- Construction
- Hardboard sidingSlab foundationNew construction
- Exterior features
- PatioEnd unit
Interior
- Kitchen
- OvenElectric rangeDishwasherDisposalMicrowaveStainless steel appliancesKitchen island
- Bedrooms
- 3 bedrooms (all on main level)Bedroom sizes approximately 10x12, 10x9, 9x11
- Flooring
- CarpetVinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Dual heating systemDual cooling systemHas heating and cooling
- Interior features
- Kitchen islandGreat room
- Laundry & utility
- Washer hookupElectric dryer hookupWasher and dryer listed among appliances
HOA detail $202/mo · $2,424/yr condo
- Likely covers
- trashlandscapingexterior maint.
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $224,990 Active 123 DOM
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2026-08-07days on market $224,990 Active 122 DOM
-
2026-08-06days on market $224,990 Active 121 DOM
-
2026-08-05days on market $224,990 Active 120 DOM
-
2026-08-04days on market $224,990 Active 119 DOM
-
2026-08-03days on market $224,990 Active 118 DOM
-
2026-07-31days on market $224,990 Active 115 DOM
-
2026-07-30days on market $224,990 Active 114 DOM
-
2026-07-30days on market $224,990 Active 113 DOM
-
2026-07-28days on market $224,990 Active 112 DOM
-
2026-07-26days on market $224,990 Active 110 DOM
-
2026-07-24days on market $224,990 Active 108 DOM
-
2026-07-23days on market $224,990 Active 107 DOM
-
2026-07-22days on market $224,990 Active 106 DOM
-
2026-07-21days on market $224,990 Active 105 DOM
-
2026-07-20days on market $224,990 Active 104 DOM
-
2026-07-18days on market $224,990 Active 102 DOM
-
2026-07-18days on market $224,990 Active 101 DOM
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2026-07-16days on market $224,990 Active 100 DOM
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2026-07-15days on market $224,990 Active 99 DOM
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2026-07-14days on market $224,990 Active 98 DOM
-
2026-07-13days on market $224,990 Active 97 DOM
-
2026-07-13days on market $224,990 Active 96 DOM
-
2026-07-11days on market $224,990 Active 95 DOM
-
2026-07-10days on market $224,990 Active 94 DOM
-
2026-07-09days on market $224,990 Active 93 DOM
-
2026-07-07days on market $224,990 Active 91 DOM
-
2026-07-06days on market $224,990 Active 90 DOM
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2026-07-05days on market $224,990 Active 89 DOM
-
2026-07-03days on market $224,990 Active 87 DOM
-
2026-07-02days on market $224,990 Active 86 DOM
-
2026-07-01days on market $224,990 Active 85 DOM
-
2026-06-30days on market $224,990 Active 84 DOM
-
2026-06-29days on market $224,990 Active 83 DOM
-
2026-06-28days on market $224,990 Active 82 DOM
-
2026-06-27days on market $224,990 Active 81 DOM
-
2026-06-27days on market $224,990 Active 80 DOM
-
2026-06-25days on market $224,990 Active 78 DOM
-
2026-06-22days on market $224,990 Active 76 DOM
-
2026-06-21days on market $224,990 Active 75 DOM
-
2026-06-18days on market $224,990 Active 72 DOM
-
2026-06-17days on market $224,990 Active 71 DOM
-
2026-06-16days on market $224,990 Active 70 DOM
-
2026-06-15days on market $224,990 Active 69 DOM
-
2026-06-13days on market $224,990 Active 67 DOM
-
2026-06-13days on market $224,990 Active 66 DOM
-
2026-06-09days on market $224,990 Active 63 DOM
-
2026-06-08days on market $224,990 Active 62 DOM
-
2026-06-07days on market $224,990 Active 61 DOM
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2026-06-03days on market $224,990 Active 57 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $22,952
- − Mortgage interest
- −$12,603
- − Property taxes
- −$3,375
- − Insurance
- −$1,125
- − Repairs & maintenance
- −$1,836
- − Management
- −$1,836
- − HOA
- −$2,424
- − Depreciation
- −$6,545
- Taxable loss
- −$6,792
- Est. tax savings @ 24.0%
- +$1,630
- After-tax cash flow
- $-1,320/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 · 6 photos
This move-in-ready condo is in excellent condition with modern features and a well-maintained exterior. It offers a good return on investment with minimal updates needed.
Value-add opportunities
- Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
- Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
- Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/tenants. ↑
- Both Upgrading the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value. ↑
- Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/tenants. ↑
Zoned Schools
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 — White House
- Score
- 71/100
- State rank
- #46
- US rank
- #6984
Category grades
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- White House, TN
- County
- Robertson County · 72,786 people
- City population
- 18,241
- Metro
- Nashville-Davidson--Murfreesboro--Franklin, TN
- Population (ZIP)
- 18,241
- Household income
- $90,856
- Rent vs Own
- Severe rent burden
- 10% of renters
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 (86%)
- Race & ethnicity
- White 86% Two or more races 7% Hispanic / Latino 4% Black 4%
- Common ancestry
- Italian 2% Lithuanian 2% Serbian 2%
- Foreign-born
- 3% · Canada
- Languages at home
- 96% English-only · Spanish 1% Other Indo-European 1%
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
- ▼ -86.31%
- Current HPI
- 273.1271
- Rent YoY
- ▼ -0.67%
- 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
-6.1% since first listed8 events — show timeline
- 2026-06-01 Listing Removed — REALTRACS as Distributed by MLS Grid
- 2026-05-18 Listed $215,000 REALTRACS as Distributed by MLS Grid
- 2026-05-18 Listing Removed — REALTRACS as Distributed by MLS Grid
- 2026-05-09 Price Changed $215,000 REALTRACS as Distributed by MLS Grid
- 2026-05-07 Price Changed $222,000 REALTRACS as Distributed by MLS Grid
- 2026-05-04 Listed $224,990 REALTRACS as Distributed by MLS Grid
- 2026-04-14 Price Changed $224,990 REALTRACS as Distributed by MLS Grid
- 2026-04-07 Listed $228,990 REALTRACS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…