4144 Socata Ct · Cross Plains, TN 37049

$438,900

4 bd · 3.0 ba · 2,744 sqft · SingleFamily public records · 98 Days on market

Built 2021 0.25 ac lot $160/sqft · 11% below area Est $473k · 7% under $65/mo HOA · 2% of rent

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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 +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Beautifully designed home that blends modern finishes, comfortable living, and the peaceful charm of Robertson County. This attractive property offers the ideal balance of quiet suburban living while still being conveniently located within easy reach of Springfield, White House, and the greater Nashville area. Inside, the home features a bright open floor plan designed for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from the large windows and high ceilings, creating an airy and welcoming atmosphere. The main living space flows seamlessly into the kitchen, allowing family and guests to gather comfortably while still enjoying plenty of room to relax. The designer kitchen is a standout feature of the home. It offers white shaker cabinetry, quartz countertops, stainless steel appliances, a large center island with seating, and a modern tile backsplash that adds both style and function. The thoughtful layout provides generous workspace and storage, making it ideal for both casual meals and hosting gatherings. The primary suite offers a relaxing retreat at the end of the day, featuring a spacious bedroom and a spa-inspired bathroom with dual vanities, elegant tile flooring, and a beautiful glass walk-in shower. Additional bedrooms provide flexible space for family, guests, or a home office, giving the home versatility for a variety of lifestyles. Throughout the home, you will find contemporary finishes, modern lighting fixtures, and durable flooring that complement the clean and sophisticated design. The attached two-car garage provides ample storage and convenience. Outside, the property features a generous backyard with ample space for outdoor living. Whether you envision relaxing evenings, outdoor entertaining, or gardening, the yard offers room to create the outdoor lifestyle you desire.

Key facts

• Open floor plan
• Designer kitchen
• Quartz countertops

Tags

• OPEN FLOOR PLAN
• DESIGNER KITCHEN
• WHITE SHAKER CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (38.5% below list).
• Recommended offer: $270k (38.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.8% in Cross Plains — 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 63/100 on livability (#197 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.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Robertson Elementary (math 31% / reading 27%, grade F, #461 of 952 statewide, top 49%, 536 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($399k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $71k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $270,000 (38.5% 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 98 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 13.5

CMA / ARV

• ARV (median comp): $472,659
• List price: $438,900
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4113 Socata Ct	0.04mi	3/2.5 (-1)	2,819 (+3%)	0mo	$489,900	$174	86
1336 Chelseas Way	0.12mi	4/2.5	2,641 (-4%)	7mo	$420,000	$159	80
3057 Chance Ct	0.29mi	4/2.5	2,795 (+2%)	7mo	$455,000	$163	76
4487 Socata Ct	0.19mi	5/3.0 (+1)	2,764 (+1%)	11mo	$570,000	$206	76
3068 Chance Ct	0.32mi	4/3.5	2,631 (-4%)	3mo	$445,000	$169	74
4125 Socata Ct	0.04mi	3/2.5 (-1)	2,618 (-5%)	14mo	$450,000	$172	72
4046 Socata Ct	0.14mi	3/2.5 (-1)	2,845 (+4%)	12mo	$515,000	$181	71
2149 Neill Ln	0.13mi	4/2.5	2,551 (-7%)	15mo	$402,500	$158	68
4500 Socata Ct	0.18mi	4/2.5	3,057 (+11%)	10mo	$507,000	$166	62
4628 Socata Ct	0.15mi	4/2.5	3,080 (+12%)	20mo	$462,500	$150	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $199,926
• Equity at exit: $395,396

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $619,127
• Equity at exit: $852,686

Cash invested: $122,892 (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 37049

• Home prices YoY: 5.0%
• Active inventory: 32
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$183
• HOA: −$65
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-612

Break-even live

Break-even rent $3,475

Max offer price $330,800

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-488	+0% $-612	+5% $-736	+10% $-860
Rent	-10% $-825	-5% $-719	+0% $-612	+5% $-505	+10% $-399
Rate	-1.0pp $-391	-0.5pp $-500	base $-612	+0.5pp $-726	+1.0pp $-841

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: $109,725
• Closing costs: $13,167
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4628 Socata Ct Cross Plains, TN	4.0	2.5	3080	$2,700	$0.88	9d	1	0.14mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 27 events

1. 2026-06-21
   days on market $438,900 Active 98 DOM
2. 2026-06-18
   days on market $438,900 Active 95 DOM
3. 2026-06-17
   pricedays on market $438,900 Active 94 DOM
4. 2026-06-16
   days on market $461,900 Active 93 DOM
5. 2026-06-15
   days on market $461,900 Active 92 DOM
6. 2026-06-13
   days on market $461,900 Active 90 DOM
7. 2026-06-13
   days on market $461,900 Active 89 DOM
8. 2026-06-09
   days on market $461,900 Active 86 DOM
9. 2026-06-08
   days on market $461,900 Active 85 DOM
10. 2026-06-07
    days on market $461,900 Active 84 DOM
11. 2026-06-03
    days on market $461,900 Active 80 DOM
12. 2026-06-02
    days on market $461,900 Active 79 DOM
13. 2026-06-01
    days on market $461,900 Active 78 DOM
14. 2026-05-31
    days on market $461,900 Active 77 DOM
15. 2026-05-18
    price $461,900 1883-char remark

    Show marketing remark (1883 chars)

    Beautifully designed home that blends modern finishes, comfortable living, and the peaceful charm of Robertson County. This attractive property offers the ideal balance of quiet suburban living while still being conveniently located within easy reach of Springfield, White House, and the greater Nashville area. Inside, the home features a bright open floor plan designed for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from the large windows and high ceilings, creating an airy and welcoming atmosphere. The main living space flows seamlessly into the kitchen, allowing family and guests to gather comfortably while still enjoying plenty of room to relax. The designer kitchen is a standout feature of the home. It offers white shaker cabinetry, quartz countertops, stainless steel appliances, a large center island with seating, and a modern tile backsplash that adds both style and function. The thoughtful layout provides generous workspace and storage, making it ideal for both casual meals and hosting gatherings. The primary suite offers a relaxing retreat at the end of the day, featuring a spacious bedroom and a spa-inspired bathroom with dual vanities, elegant tile flooring, and a beautiful glass walk-in shower. Additional bedrooms provide flexible space for family, guests, or a home office, giving the home versatility for a variety of lifestyles. Throughout the home, you will find contemporary finishes, modern lighting fixtures, and durable flooring that complement the clean and sophisticated design. The attached two-car garage provides ample storage and convenience. Outside, the property features a generous backyard with ample space for outdoor living. Whether you envision relaxing evenings, outdoor entertaining, or gardening, the yard offers room to create the outdoor lifestyle you desire.

16. 2026-04-18
    price $485,000 1883-char remark

    Show marketing remark (1883 chars)

    Beautifully designed home that blends modern finishes, comfortable living, and the peaceful charm of Robertson County. This attractive property offers the ideal balance of quiet suburban living while still being conveniently located within easy reach of Springfield, White House, and the greater Nashville area. Inside, the home features a bright open floor plan designed for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from the large windows and high ceilings, creating an airy and welcoming atmosphere. The main living space flows seamlessly into the kitchen, allowing family and guests to gather comfortably while still enjoying plenty of room to relax. The designer kitchen is a standout feature of the home. It offers white shaker cabinetry, quartz countertops, stainless steel appliances, a large center island with seating, and a modern tile backsplash that adds both style and function. The thoughtful layout provides generous workspace and storage, making it ideal for both casual meals and hosting gatherings. The primary suite offers a relaxing retreat at the end of the day, featuring a spacious bedroom and a spa-inspired bathroom with dual vanities, elegant tile flooring, and a beautiful glass walk-in shower. Additional bedrooms provide flexible space for family, guests, or a home office, giving the home versatility for a variety of lifestyles. Throughout the home, you will find contemporary finishes, modern lighting fixtures, and durable flooring that complement the clean and sophisticated design. The attached two-car garage provides ample storage and convenience. Outside, the property features a generous backyard with ample space for outdoor living. Whether you envision relaxing evenings, outdoor entertaining, or gardening, the yard offers room to create the outdoor lifestyle you desire.

17. 2026-03-15
    listed $510,000 Active 1883-char remark

    Show marketing remark (1883 chars)

    Beautifully designed home that blends modern finishes, comfortable living, and the peaceful charm of Robertson County. This attractive property offers the ideal balance of quiet suburban living while still being conveniently located within easy reach of Springfield, White House, and the greater Nashville area. Inside, the home features a bright open floor plan designed for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from the large windows and high ceilings, creating an airy and welcoming atmosphere. The main living space flows seamlessly into the kitchen, allowing family and guests to gather comfortably while still enjoying plenty of room to relax. The designer kitchen is a standout feature of the home. It offers white shaker cabinetry, quartz countertops, stainless steel appliances, a large center island with seating, and a modern tile backsplash that adds both style and function. The thoughtful layout provides generous workspace and storage, making it ideal for both casual meals and hosting gatherings. The primary suite offers a relaxing retreat at the end of the day, featuring a spacious bedroom and a spa-inspired bathroom with dual vanities, elegant tile flooring, and a beautiful glass walk-in shower. Additional bedrooms provide flexible space for family, guests, or a home office, giving the home versatility for a variety of lifestyles. Throughout the home, you will find contemporary finishes, modern lighting fixtures, and durable flooring that complement the clean and sophisticated design. The attached two-car garage provides ample storage and convenience. Outside, the property features a generous backyard with ample space for outdoor living. Whether you envision relaxing evenings, outdoor entertaining, or gardening, the yard offers room to create the outdoor lifestyle you desire.

18. 2022-07-05
    soldstatus $519,900
19. 2022-07-01
    soldstatus $519,900 Closed 381-char remark

    Show marketing remark (381 chars)

    Like New!!!! Seller Accepted Transfer. House is in Model Condition. Tall Ceilings, Tall Doors, and Open Floor Plan with Stainless Appliances and Large Island with Quartz Counters and Pantry! In-Law Space Possible with Extra Bedroom and Full Bathroom Downstairs. LVP Flooring on Main Level and No Steps into House!! Only New Signature Homes Product Available in this Price Range!

20. 2022-06-08
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Like New!!!! Seller Accepted Transfer. House is in Model Condition. Tall Ceilings, Tall Doors, and Open Floor Plan with Stainless Appliances and Large Island with Quartz Counters and Pantry! In-Law Space Possible with Extra Bedroom and Full Bathroom Downstairs. LVP Flooring on Main Level and No Steps into House!! Only New Signature Homes Product Available in this Price Range!

21. 2022-05-31
    listed $519,900 Active 381-char remark

    Show marketing remark (381 chars)

    Like New!!!! Seller Accepted Transfer. House is in Model Condition. Tall Ceilings, Tall Doors, and Open Floor Plan with Stainless Appliances and Large Island with Quartz Counters and Pantry! In-Law Space Possible with Extra Bedroom and Full Bathroom Downstairs. LVP Flooring on Main Level and No Steps into House!! Only New Signature Homes Product Available in this Price Range!

22. 2022-02-17
    soldstatus $429,875 Closed
23. 2021-12-16
    historical
24. 2021-12-02
    listed $429,875 Active
25. 2021-08-03
    soldstatus $160,000
26. 2021-05-18
    price $436,875
27. 2021-05-18
    price $414,875

ⓘ 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: $2,345 · $195/mo
• Projected year-2 tax: $3,116 · $260/mo
• Expected delta: +$771/yr (+$64/mo · 32.9%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$24,585
• − Property taxes: −$2,345
• − Insurance: −$2,194
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$780
• − Depreciation: −$12,768
• Taxable loss: −$15,457
• Est. tax savings @ 24.0%: +$3,710
• After-tax cash flow: $-3,634/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Cross Plains

• Score: 63/100
• State rank: #197
• US rank: #15503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,025

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.61%
• Current HPI: 371.9992
• 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

+5.7% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $461,900 REALTRACS as Distributed by MLS Grid
• 2026-04-18 Price Changed $485,000 REALTRACS as Distributed by MLS Grid
• 2026-03-15 Listed $510,000 REALTRACS as Distributed by MLS Grid
• 2022-07-05 Sold (Public Records) $519,900 Public Records
• 2022-07-01 Sold (MLS) $519,900 REALTRACS as Distributed by MLS Grid
• 2022-06-08 Pending — REALTRACS as Distributed by MLS Grid
• 2022-05-31 Listed $519,900 REALTRACS as Distributed by MLS Grid
• 2022-02-17 Sold (MLS) $429,875 REALTRACS as Distributed by MLS Grid
• 2021-12-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-12-02 Listed $429,875 REALTRACS as Distributed by MLS Grid
• 2021-08-03 Sold (Public Records) $160,000 Public Records
• 2021-05-18 Price Changed $414,875 REALTRACS as Distributed by MLS Grid
• 2021-05-18 Price Changed $436,875 REALTRACS as Distributed by MLS Grid

Property tax history

-3.8%/yr

Latest (2025): $2,345 · +0.0% YoY. Source: county tax records.