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625 Big Bend Ct #201
D Composite 40.25
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

625 Big Bend Ct #201 · White House, TN 37188
3 bd · 2.0 ba · 1,102 sqft · Condo · 123 Days on market
Built 2026 Excellent condition $204/sqft · 11% below area Est $253k · 11% under $202/mo HOA · 11% of rent ↓ 6% since listing

🖨 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

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

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.
Recommended offer $189,419 (15.8% 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 123 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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 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

5-year hold
IRR
-28.1%
Equity multiple
0.09×
Total profit
$-57,567
Equity at exit
$33,547
10-year hold
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
14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

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
Vacancy / Maint / Mgmt
$402
Net cashflow
$-246

Break-even live

Break-even rent $2,224
Max offer price $189,419
Occupancy floor

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
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

AddressBedsBaths SqftRent$/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

  1. 2026-08-08
    days on market $224,990 Active 123 DOM
  2. 2026-08-07
    days on market $224,990 Active 122 DOM
  3. 2026-08-06
    days on market $224,990 Active 121 DOM
  4. 2026-08-05
    days on market $224,990 Active 120 DOM
  5. 2026-08-04
    days on market $224,990 Active 119 DOM
  6. 2026-08-03
    days on market $224,990 Active 118 DOM
  7. 2026-07-31
    days on market $224,990 Active 115 DOM
  8. 2026-07-30
    days on market $224,990 Active 114 DOM
  9. 2026-07-30
    days on market $224,990 Active 113 DOM
  10. 2026-07-28
    days on market $224,990 Active 112 DOM
  11. 2026-07-26
    days on market $224,990 Active 110 DOM
  12. 2026-07-24
    days on market $224,990 Active 108 DOM
  13. 2026-07-23
    days on market $224,990 Active 107 DOM
  14. 2026-07-22
    days on market $224,990 Active 106 DOM
  15. 2026-07-21
    days on market $224,990 Active 105 DOM
  16. 2026-07-20
    days on market $224,990 Active 104 DOM
  17. 2026-07-18
    days on market $224,990 Active 102 DOM
  18. 2026-07-18
    days on market $224,990 Active 101 DOM
  19. 2026-07-16
    days on market $224,990 Active 100 DOM
  20. 2026-07-15
    days on market $224,990 Active 99 DOM
  21. 2026-07-14
    days on market $224,990 Active 98 DOM
  22. 2026-07-13
    days on market $224,990 Active 97 DOM
  23. 2026-07-13
    days on market $224,990 Active 96 DOM
  24. 2026-07-11
    days on market $224,990 Active 95 DOM
  25. 2026-07-10
    days on market $224,990 Active 94 DOM
  26. 2026-07-09
    days on market $224,990 Active 93 DOM
  27. 2026-07-07
    days on market $224,990 Active 91 DOM
  28. 2026-07-06
    days on market $224,990 Active 90 DOM
  29. 2026-07-05
    days on market $224,990 Active 89 DOM
  30. 2026-07-03
    days on market $224,990 Active 87 DOM
  31. 2026-07-02
    days on market $224,990 Active 86 DOM
  32. 2026-07-01
    days on market $224,990 Active 85 DOM
  33. 2026-06-30
    days on market $224,990 Active 84 DOM
  34. 2026-06-29
    days on market $224,990 Active 83 DOM
  35. 2026-06-28
    days on market $224,990 Active 82 DOM
  36. 2026-06-27
    days on market $224,990 Active 81 DOM
  37. 2026-06-27
    days on market $224,990 Active 80 DOM
  38. 2026-06-25
    days on market $224,990 Active 78 DOM
  39. 2026-06-22
    days on market $224,990 Active 76 DOM
  40. 2026-06-21
    days on market $224,990 Active 75 DOM
  41. 2026-06-18
    days on market $224,990 Active 72 DOM
  42. 2026-06-17
    days on market $224,990 Active 71 DOM
  43. 2026-06-16
    days on market $224,990 Active 70 DOM
  44. 2026-06-15
    days on market $224,990 Active 69 DOM
  45. 2026-06-13
    days on market $224,990 Active 67 DOM
  46. 2026-06-13
    days on market $224,990 Active 66 DOM
  47. 2026-06-09
    days on market $224,990 Active 63 DOM
  48. 2026-06-08
    days on market $224,990 Active 62 DOM
  49. 2026-06-07
    days on market $224,990 Active 61 DOM
  50. 2026-06-03
    days 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
combined federal + state — saved on this device
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

Excellent 100/100 None rehab

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.
F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Robert F. Woodall Elementary Middle White House Middle School F TN #37/333 Nat'l #5,727/14,009 High White House Heritage High School F TN #54/332 Nat'l #10,273/17,239

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
B Composite livability gradescore 71/100

Livability — White House

Score
71/100
State rank
#46
US rank
#6984

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
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
22.1% rent · 77.9% 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

Price history

-6.1% since first listed
8 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

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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