1320 Smiley Troutt Rd · Westmoreland, TN 37186

$175,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 25 Days on market

Built 1950 1.86 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1.86 acre lot
• Built 1950
• Listed 24 days

Property features AI

Finance

• Other: Lot size approximately 1.86 acres
• HOA & community: Pets allowed

Exterior

• Parking: No covered spaces listed; No total parking spaces listed
• Utilities: Public water; Septic tank; Water service available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Block foundation; Existing construction (year built not specified)
• Exterior features: Porch; Covered porch; Deck; Storage building; Cleared, level lot

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Electric oven; Electric range; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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 $171k (2.4% below list).
• Recommended offer: $171k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.3% in Westmoreland — 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 68/100 on livability (#91 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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 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 $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,821 (2.4% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.5

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,590
• Equity at exit: $26,093

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $15,622
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $296

Break-even live

Break-even rent $1,334

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $395	-5% $345	+0% $296	+5% $246	+10% $197
Rent	-10% $161	-5% $228	+0% $296	+5% $363	+10% $431
Rate	-1.0pp $384	-0.5pp $340	base $296	+0.5pp $250	+1.0pp $204

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 25 DOM
2. 2026-06-18
   days on market $175,000 Active 22 DOM
3. 2026-06-17
   days on market $175,000 Active 21 DOM
4. 2026-06-16
   days on market $175,000 Active 20 DOM
5. 2026-06-15
   days on market $175,000 Active 19 DOM
6. 2026-06-13
   days on market $175,000 Active 17 DOM
7. 2026-06-13
   days on market $175,000 Active 16 DOM
8. 2026-06-09
   days on market $175,000 Active 13 DOM
9. 2026-06-08
   days on market $175,000 Active 12 DOM
10. 2026-06-07
    days on market $175,000 Active 11 DOM
11. 2026-06-05
    days on market $175,000 Active 8 DOM
12. 2026-06-03
    days on market $175,000 Active 7 DOM
13. 2026-06-02
    days on market $175,000 Active 6 DOM
14. 2026-06-01
    days on market $175,000 Active 5 DOM
15. 2026-05-31
    days on market $175,000 Active 4 DOM
16. 2026-05-28
    listed $175,000 Active
17. 2026-05-27
    historical $175,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$486/yr (+$40/mo · 64.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $20,499
• − Mortgage interest: −$9,803
• − Property taxes: −$757
• − Insurance: −$875
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$5,091
• Taxable income: $693
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $3,383/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 — Westmoreland

• Score: 68/100
• State rank: #91
• US rank: #9706

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $175,000 REALTRACS as Distributed by MLS Grid

Property tax history

+10.9%/yr

Latest (2025): $757 · +0.0% YoY. Source: county tax records.