1180 Bandy Rd · Ashland City, TN 37015

$220,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 3 Days on market

Built 1975 9,583 sqft lot Est $302k · 27% under

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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 +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

All Brick 3 bed, 1 bath house. Newer roof, HVAC and appliances. Great investment opportunity, being sold as is.

Key facts

• 9,583 sq ft lot
• Built 1975
• Listed 3 days

Property features AI

Finance

• Other: Lot approximately 0.22 acres (dimensions: 95 x 97.42 x 95.10 x 101.73); Living area reported as 1,050 square feet
• HOA & community: Pets allowed

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level
• Construction: Brick construction; Asphalt roof; Block foundation; Existing (year built not specified)
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven, Electric range, Dishwasher
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric oven; Electric range; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Ashland City — 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 (#138 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Cheatham Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 393 students, 0% FRL); Sycamore High School (math 2% / reading 37%, grade F, #183 of 332 statewide, top 59%, 712 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 271 units permitted in Cheatham 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $220k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,257 (20.3% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $302,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Granada Rd	0.28mi	3/1.0	1,025 (-2%)	23mo	$298,000	$291	64
1053 Granada Rd	0.36mi	3/1.5	1,025 (-2%)	20mo	$295,000	$288	61
1024 Granada Rd	0.16mi	2/2.0 (-1)	1,096 (+4%)	22mo	$260,000	$237	58

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 · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-33,459
• Equity at exit: $32,803

10-year hold

• IRR: -8.3%
• Equity multiple: 0.50×
• Total profit: $-30,750
• Equity at exit: $19,022

Cash invested: $61,600 (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 37015

• Home prices YoY: -21.7%
• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $60

Break-even live

Break-even rent $1,677

Max offer price $220,000

Occupancy floor 92%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2199 Bandy Rd Ashland City, TN	2.0	2.0	864	$1,400	$1.62	10d	1	0.95mi

Listing history 4 events

1. 2026-06-18
   days on market $220,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $220,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 111-char remark
4. 2026-06-15
   listed $220,000 Coming Soon 1 DOM

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$609/yr (+$51/mo · 63.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,031
• − Mortgage interest: −$12,323
• − Property taxes: −$953
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$6,400
• Taxable loss: −$3,111
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,463/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Ashland City

• Score: 65/100
• State rank: #138
• US rank: #12483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cheatham County · 18,988 people
• City population: 18,988
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,988
• Household income: $79,092
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 396.0

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 313.8358
• Rent YoY: ▲ 2.13%
• 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

+161.9% since first listed

3 events — show timeline

• 2026-06-15 Coming Soon $220,000 REALTRACS as Distributed by MLS Grid
• 2019-07-01 Sold (Public Records) $93,000 Public Records
• 2014-12-18 Sold (Public Records) $84,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $953 · +11.3% YoY. Source: county tax records.