1508 Clark St · Winchester, TN 37398

$215,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 35 Days on market

Built 1956 9,583 sqft lot Est $208k · at est.

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +5.9/15.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

Key facts

• Fenced-in backyard
• 9,583 sq ft lot
• Built 1956

Tags

• FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residential; One story
• Construction: Vinyl siding; Shingle roof; Block foundation; Existing (year built listed as existing)
• Exterior features: Covered porch; Deck; Privacy fencing; Level lot; Lot dimensions approximately 75 x 125

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on main level); Bedroom example dimensions: 12 x 10
• Flooring: Carpet; Wood; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom included
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/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 $213k (1.0% below list).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% in Winchester — 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 65/100 on livability (#149 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities D-.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clark Memorial School (math 14% / reading 27%, grade F, #637 of 952 statewide, top 68%, 489 students, 0% FRL); South Middle School (math 11% / reading 13%, grade F, #242 of 333 statewide, top 74%, 292 students, 0% FRL); Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 324 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 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 $6k of value loss. Plan a longer hold.
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $207,552
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sipes St	0.08mi	3/1.0	1,125 (+2%)	20mo	$175,000	$156	72
1506 Old Cowan Rd	0.03mi	2/1.0 (-1)	996 (-10%)	3mo	$180,000	$181	71
1019 Old Cowan Rd	0.38mi	3/2.0	1,036 (-6%)	2mo	$211,900	$205	70
713 Hunt St	0.54mi	3/2.0	1,064 (-4%)	3mo	$214,900	$202	66
711 Hunt St	0.54mi	3/2.0	1,176 (+6%)	2mo	$215,975	$184	62
804 Pleasant View Dr	0.45mi	4/2.0 (+1)	1,148 (+4%)	6mo	$220,000	$192	62
1015 Old Cowan Rd	0.39mi	3/2.0	1,032 (-6%)	12mo	$200,000	$194	61
417 Laura Ave	0.67mi	3/1.0	1,064 (-4%)	1mo	$186,000	$175	58
707 Hunt St	0.56mi	3/2.0	1,176 (+6%)	10mo	$221,400	$188	55
211 Wilson St	0.40mi	4/2.0 (+1)	1,248 (+13%)	2mo	$113,000	$91	53
200 Hilldale Dr	0.62mi	3/2.0	1,255 (+14%)	22mo	$500,000	$398	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-8,500
• Equity at exit: $32,057

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $26,230
• Equity at exit: $18,589

Cash invested: $60,200 (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 37398

• Home prices YoY: -21.1%
• Active inventory: 324
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $415

Break-even live

Break-even rent $1,603

Max offer price $215,000

Occupancy floor 76%

Sensitivity live

Price	-10% $537	-5% $476	+0% $415	+5% $354	+10% $293
Rent	-10% $247	-5% $331	+0% $415	+5% $499	+10% $583
Rate	-1.0pp $523	-0.5pp $470	base $415	+0.5pp $359	+1.0pp $303

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $215,000 Active 35 DOM
2. 2026-06-18
   days on market $215,000 Active 34 DOM
3. 2026-06-17
   days on market $215,000 Active 33 DOM
4. 2026-06-16
   days on market $215,000 Active 32 DOM
5. 2026-06-15
   days on market $215,000 Active 31 DOM
6. 2026-06-14
   days on market $215,000 Active 29 DOM
7. 2026-06-13
   days on market $215,000 Active 28 DOM
8. 2026-06-10
   days on market $215,000 Active 26 DOM
9. 2026-06-09
   days on market $215,000 Active 25 DOM
10. 2026-06-08
    days on market $215,000 Active 24 DOM
11. 2026-06-07
    days on market $215,000 Active 23 DOM
12. 2026-06-05
    days on market $215,000 Active 20 DOM
13. 2026-06-03
    days on market $215,000 Active 19 DOM
14. 2026-06-02
    days on market $215,000 Active 18 DOM
15. 2026-06-01
    days on market $215,000 Active 17 DOM
16. 2026-05-31
    days on market $215,000 Active 16 DOM
17. 2026-05-30
    days on market $215,000 Active 15 DOM
18. 2026-05-15
    listed $215,000 Active
19. 2023-10-17
    soldstatus $199,900
20. 2023-10-04
    soldstatus $199,900 Closed 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

21. 2023-09-01
    historical Active Under Contract 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

22. 2023-08-27
    status Active 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

23. 2023-08-22
    historical Active Under Contract 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

24. 2023-08-19
    listed $199,900 Active 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

25. 2023-08-17
    historical $199,900 333-char remark

    Show marketing remark (333 chars)

    Do not miss out on the chance to own a move in ready 3 bedroom - 2 bathroom home with a fenced in yard for under $200,000! This home features a front porch and back deck perfect for relaxing! House is conveniently located close to Nissan, the hospital, food city, Tims Ford lake, and much more! Call listing agent with any questions!

26. 2023-08-09
    historical 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

27. 2023-07-08
    price $198,000 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

28. 2023-06-16
    status Active 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

29. 2023-05-31
    historical Active Under Contract 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

30. 2023-03-15
    price $205,000 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

31. 2023-02-08
    listed $215,000 Active 185-char remark

    Show marketing remark (185 chars)

    Beautiful 3 bedroom, 2 bath home with large back deck, large front porch, and fenced-in back yard. This home is centrally located to Nissan, shopping, Tims Ford Lake, and the hospital.

32. 2019-09-30
    soldstatus $86,900
33. 2015-01-30
    soldstatus $67,900
34. 2015-01-29
    soldstatus $67,900 Closed
35. 2015-01-06
    listed Contingent - Financing
36. 2014-10-25
    historical
37. 2014-10-24
    listed $67,900
38. 2014-03-24
    listed $72,500

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$932/yr (+$78/mo · 156.6%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,547
• − Mortgage interest: −$12,043
• − Property taxes: −$595
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$6,255
• Taxable income: $1,491
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $4,624/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Winchester

• Score: 65/100
• State rank: #149
• US rank: #13341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, TN
• Population (ZIP): 15,712

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.03%
• Current HPI: 333.839
• 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

Price history

+196.6% since first listed

21 events — show timeline

• 2026-05-15 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2023-10-17 Sold (Public Records) $199,900 Public Records
• 2023-10-04 Sold (MLS) $199,900 REALTRACS as Distributed by MLS Grid
• 2023-09-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-08-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-08-22 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-08-19 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2023-08-17 Coming Soon $199,900 REALTRACS as Distributed by MLS Grid
• 2023-08-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-07-08 Price Changed $198,000 REALTRACS as Distributed by MLS Grid
• 2023-06-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-05-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-03-15 Price Changed $205,000 REALTRACS as Distributed by MLS Grid
• 2023-02-08 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2019-09-30 Sold (Public Records) $86,900 Public Records
• 2015-01-30 Sold (Public Records) $67,900 Public Records
• 2015-01-29 Sold (MLS) $67,900 REALTRACS as Distributed by MLS Grid
• 2015-01-06 Listed — REALTRACS as Distributed by MLS Grid
• 2014-10-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-10-24 Listed $67,900 REALTRACS as Distributed by MLS Grid
• 2014-03-24 Listed $72,500 REALTRACS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $595 · +0.0% YoY. Source: county tax records.