7213 Cedarcrest Ln · Fairview, TN 37062

$353,300

3 bd · 2.5 ba · 1,646 sqft · SingleFamily · 48 Days on market

Built 2026 $215/sqft · 17% below area Est $425k · 17% 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 +6.8/30.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Invite friends over to watch the big game in the spacious second-story loft. The primary suite features dual sinks and a large walk-in closet. Downstairs, the kitchen island overlooks the great room and dining area.

Key facts

• Second-story loft
• Dining area
• Kitchen island

Tags

• SECOND-STORY LOFT
• KITCHEN ISLAND
• GREAT ROOM
• DINING AREA

Property features AI

Finance

• Other: Address: 7213 Cedarcrest Ln, Fairview, TN 37062; Listing status: Active; Last modified May 21, 2026
• Financial info: List price $346,300

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family spec home
• Exterior features: Living area of 1,646

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Anderson plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $353k.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (32.0% below list).
• Recommended offer: $240k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.8% in Fairview — 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 72/100 on livability (#31 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 355 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($343k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,152 (32.0% 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 48 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $424,950
• List price: $353,300
• Delta: -16.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7103 Wiley Cir	0.21mi	4/2.0 (+1)	1,624 (-1%)	0mo	$410,000	$252	81
7091 Wiley Cir	0.37mi	3/2.0	1,643 (-0%)	3mo	$425,000	$259	78
7102 Colquitt Way	0.29mi	3/2.0	1,624 (-1%)	7mo	$416,000	$256	77
7107 Wiley Cir	0.22mi	4/2.0 (+1)	1,720 (+4%)	0mo	$423,000	$246	75
7095 Wiley Cir	0.37mi	4/2.0 (+1)	1,624 (-1%)	4mo	$424,900	$262	70
7099 Wiley Cir	0.22mi	4/3.0 (+1)	1,786 (+8%)	3mo	$459,900	$258	66
7115 Littlejohn Ln	0.69mi	3/2.0	1,661 (+1%)	10mo	$499,500	$301	56
7102 Clear Crest Ct	0.55mi	3/2.0	1,833 (+11%)	2mo	$415,000	$226	52
7249 Cox Pike	0.55mi	3/2.5	1,840 (+12%)	4mo	$459,900	$250	52
7520 Scarborough Pl	0.53mi	3/2.5	1,416 (-14%)	2mo	$375,000	$265	51
7203 Chester Rd	0.52mi	3/2.5	1,460 (-11%)	10mo	$358,000	$245	49
7409 Wiley Cir	0.63mi	3/1.0	1,460 (-11%)	8mo	$230,000	$158	38

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-91,885
• Equity at exit: $52,678

10-year hold

• IRR: -26.1%
• Equity multiple: -0.26×
• Total profit: $-124,510
• Equity at exit: $30,547

Cash invested: $98,924 (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 37062

• Home prices YoY: -21.0%
• Active inventory: 355
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,402 high
• Mortgage (P&I): −$1,853
• Tax est. 1.5%: −$442 /mo · $5,300/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-544

Break-even live

Break-even rent $3,091

Max offer price $274,528

Occupancy floor —

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: $88,325
• Closing costs: $10,599
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7100 Colquitt Way Fairview, TN	3.0	2.5	1615	$1,949	$1.21	44d	1	0.26mi
7124 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,300	$1.48	43d	1	0.38mi
7133 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,100	$1.35	43d	1	0.40mi
7409 Marisa Way Fairview, TN	4.0	2.5	2203	$2,599	$1.18	23d	1	0.53mi
7184 Chester Rd Fairview, TN	3.0	2.0	1165	$1,850	$1.59	16d	1	0.54mi
7213 Rosemary Ct Fairview, TN	2.0	1.5	1095	$1,750	$1.60	43d	1	0.59mi
7444 Penngrove Ln Fairview, TN	3.0	2.5	1988	$2,540	$1.28	43d	1	0.92mi
7104 White Oak Dr Fairview, TN	3.0	1.0	1050	$1,745	$1.66	7d	1	1.20mi

Listing history 13 events

1. 2026-06-18
   days on market $353,300 Active 48 DOM
2. 2026-06-17
   days on market $353,300 Active 47 DOM
3. 2026-06-16
   days on market $353,300 Active 46 DOM
4. 2026-06-15
   days on market $353,300 Active 45 DOM
5. 2026-06-13
   days on market $353,300 Active 43 DOM
6. 2026-06-13
   pricedays on market $353,300 Active 42 DOM
7. 2026-06-09
   days on market $348,300 Active 39 DOM
8. 2026-06-08
   days on market $348,300 Active 38 DOM
9. 2026-06-07
   pricedays on market $348,300 Active 37 DOM
10. 2026-06-02
    days on market $346,300 Active 32 DOM
11. 2026-06-01
    days on market $346,300 Active 31 DOM
12. 2026-05-31
    days on market $346,300 Active 30 DOM
13. 2026-05-01
    listed $346,300 Active 215-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,818
• − Mortgage interest: −$19,790
• − Property taxes: −$5,300
• − Insurance: −$1,766
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$10,278
• Taxable loss: −$12,927
• Est. tax savings @ 24.0%: +$3,102
• After-tax cash flow: $-3,430/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Fairview

• Score: 72/100
• State rank: #31
• US rank: #5759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, TN
• County: Williamson County · 237,211 people
• City population: 13,851
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 13,851
• Household income: $91,750
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 179.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.63%
• Current HPI: 360.3455
• Rent YoY: —
• 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