1501 Fairfield Rd · Fairfield, TN 37186

$255,500

3 bd · 2.0 ba · 1,512 sqft · Other public records · 52 Days on market

Built 2024 5.10 ac lot ↓ 18% since listing

---

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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Appreciation +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks MLS

Brand NEW Home on a beautiful 5+ acres tract! Gorgeous Views from the Rocking-Chair back porch. Land is mostly clear with plenty of room for horses or livestock for a Mini-Farm. Oversized Bedrooms each with HUGE Walk-In Closets! Vinyl Flooring Throughout with NO carpet anywhere! Convenient to Portland and Westmoreland Lots of room for the price!

Key facts

• Walk-in closet
• Private bathroom
• Bright natural light

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT NATURAL LIGHT
• KITCHEN WITH CENTER ISLAND
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $256k.

Deal economics

• At list price, monthly cash flow is $15 ($180/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 $193k (24.3% below list).
• Recommended offer: $193k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 38/100 on livability (#426 in TN) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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: Westmoreland Elementary (math 41% / reading 33%, grade F, #272 of 952 statewide, top 31%, 525 students, 0% FRL); Westmoreland Middle School (math 39% / reading 28%, grade F, #73 of 333 statewide, top 23%, 430 students, 0% FRL); Westmoreland High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 526 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.
• Market conditions: 145 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 52 days — a 3% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• 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 $193,331 (24.3% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-40,574
• Equity at exit: $38,096

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-34,616
• Equity at exit: $22,091

Cash invested: $71,540 (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 37186

• Home prices YoY: -1.4%
• Active inventory: 145
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $15

Break-even live

Break-even rent $1,914

Max offer price $255,500

Occupancy floor 94%

Sensitivity live

Price	-10% $160	-5% $87	+0% $15	+5% $-57	+10% $-130
Rent	-10% $-138	-5% $-61	+0% $15	+5% $91	+10% $168
Rate	-1.0pp $144	-0.5pp $80	base $15	+0.5pp $-51	+1.0pp $-119

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   price $255,500
3. 2026-04-02
   status Active
4. 2026-03-15
   status Pending
5. 2026-02-09
   listed $268,500 Active
6. 2024-10-03
   soldstatus $293,500 Closed 349-char remark

   Show marketing remark (349 chars)

   Brand NEW Home on a beautiful 5+ acres tract! Gorgeous Views from the Rocking-Chair back porch. Land is mostly clear with plenty of room for horses or livestock for a Mini-Farm. Oversized Bedrooms each with HUGE Walk-In Closets! Vinyl Flooring Throughout with NO carpet anywhere! Convenient to Portland and Westmoreland Lots of room for the price!

7. 2024-08-31
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Brand NEW Home on a beautiful 5+ acres tract! Gorgeous Views from the Rocking-Chair back porch. Land is mostly clear with plenty of room for horses or livestock for a Mini-Farm. Oversized Bedrooms each with HUGE Walk-In Closets! Vinyl Flooring Throughout with NO carpet anywhere! Convenient to Portland and Westmoreland Lots of room for the price!

8. 2024-08-17
   price $299,900 349-char remark

   Show marketing remark (349 chars)

   Brand NEW Home on a beautiful 5+ acres tract! Gorgeous Views from the Rocking-Chair back porch. Land is mostly clear with plenty of room for horses or livestock for a Mini-Farm. Oversized Bedrooms each with HUGE Walk-In Closets! Vinyl Flooring Throughout with NO carpet anywhere! Convenient to Portland and Westmoreland Lots of room for the price!

9. 2024-07-19
   listed $309,900 Active 349-char remark

   Show marketing remark (349 chars)

   Brand NEW Home on a beautiful 5+ acres tract! Gorgeous Views from the Rocking-Chair back porch. Land is mostly clear with plenty of room for horses or livestock for a Mini-Farm. Oversized Bedrooms each with HUGE Walk-In Closets! Vinyl Flooring Throughout with NO carpet anywhere! Convenient to Portland and Westmoreland Lots of room for the price!

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$1,022/yr (+$85/mo · 129.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,200
• − Mortgage interest: −$14,312
• − Property taxes: −$792
• − Insurance: −$1,278
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,433
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,218/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 — Fairfield

• Score: 38/100
• State rank: #426
• US rank: #27496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,644

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -4.60%
• Current HPI: 336.4711
• 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

-17.6% since first listed

9 events — show timeline

• 2026-04-20 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-14 Price Changed $255,500 REALTRACS as Distributed by MLS Grid
• 2026-04-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-02-09 Listed $268,500 REALTRACS as Distributed by MLS Grid
• 2024-10-03 Sold (MLS) $293,500 REALTRACS as Distributed by MLS Grid
• 2024-08-31 Pending — REALTRACS as Distributed by MLS Grid
• 2024-08-17 Price Changed $299,900 REALTRACS as Distributed by MLS Grid
• 2024-07-19 Listed $309,900 REALTRACS as Distributed by MLS Grid

Property tax history

+13.6%/yr

Latest (2025): $792 · +69.2% YoY. Source: county tax records.