450 Bridle Path Ln · Hartsville/Trousdale County, TN 37074

$409,900

4 bd · 3.0 ba · 2,233 sqft · SingleFamily public records · 150 Days on market

Built 2019 0.65 ac lot $184/sqft · 11% below area Est $460k · 11% under ↓ 9% since listing

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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 +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

Key facts

• Open floor plan
• Huge walk-in closet
• Separate entrance

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTER TOPS
• HUGE WALK-IN CLOSET
• CUSTOM TILE SHOWER
• IN-LAW QUARTERS
• SEPARATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (46.3% below list).
• Recommended offer: $220k (46.3% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.4% in Hartsville/Trousdale County — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Trousdale County (rural): math 29% / reading 33% proficiency, ranked #46 of 139 in TN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 112 units permitted in Trousdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Trousdale County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($361k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $220,000 (46.3% 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 150 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.54% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.72%
• DSCR: 0.66
• GRM: 15.5

CMA / ARV

• ARV (median comp): $459,513
• List price: $409,900
• Delta: -10.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 Bridle Path Ln	0.09mi	3/3.0 (-1)	2,193 (-2%)	12mo	$559,900	$255	78
445 Bridle Path	0.06mi	4/2.5	2,513 (+12%)	2mo	$569,000	$226	73
265 Bridle Path Ln	0.13mi	4/2.5	2,460 (+10%)	2mo	$585,000	$238	73
580 Bridle Path	0.12mi	3/2.0 (-1)	2,150 (-4%)	11mo	$515,000	$240	70
645 Bridle Path Ln	0.19mi	3/2.0 (-1)	2,034 (-9%)	1mo	$438,000	$215	67
3255 Highway 141 N	0.40mi	3/2.0 (-1)	2,236 (+0%)	13mo	$449,900	$201	61
585 Bridle Path Ln	0.15mi	3/2.5 (-1)	1,988 (-11%)	11mo	$459,900	$231	59
710 Bridle Path Ln	0.27mi	4/3.0	2,420 (+8%)	19mo	$564,900	$233	58
475 Thoroughbred Ln	0.59mi	4/2.5	2,439 (+9%)	8mo	$540,000	$221	48
300 Thoroughbred Ln	0.73mi	3/3.0 (-1)	2,206 (-1%)	13mo	$569,900	$258	48
740 Dalton Hollow Rd	0.46mi	3/2.0 (-1)	2,016 (-10%)	12mo	$455,000	$226	43

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $176,004
• Equity at exit: $369,270

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $554,936
• Equity at exit: $796,346

Cash invested: $114,772 (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 37074

• Home prices YoY: 11.9%
• Active inventory: 89
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-739

Break-even live

Break-even rent $3,135

Max offer price $279,393

Occupancy floor —

Sensitivity live

Price	-10% $-507	-5% $-623	+0% $-739	+5% $-855	+10% $-971
Rent	-10% $-913	-5% $-826	+0% $-739	+5% $-652	+10% $-565
Rate	-1.0pp $-532	-0.5pp $-635	base $-739	+0.5pp $-845	+1.0pp $-953

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Claiborne Ln Hartsville, TN	4.0	2.5	1560	$2,200	$1.41	22d	1	0.89mi

Listing history 19 events

1. 2026-06-21
   days on market $409,900 Active 150 DOM
2. 2026-06-18
   days on market $409,900 Active 147 DOM
3. 2026-06-17
   days on market $409,900 Active 146 DOM
4. 2026-06-16
   days on market $409,900 Active 145 DOM
5. 2026-06-15
   days on market $409,900 Active 144 DOM
6. 2026-06-13
   days on market $409,900 Active 142 DOM
7. 2026-06-09
   days on market $409,900 Active 138 DOM
8. 2026-06-08
   days on market $409,900 Active 137 DOM
9. 2026-06-07
   days on market $409,900 Active 136 DOM
10. 2026-06-03
    days on market $409,900 Active 132 DOM
11. 2026-06-02
    days on market $409,900 Active 131 DOM
12. 2026-06-01
    days on market $409,900 Active 130 DOM
13. 2026-05-31
    days on market $409,900 Active 129 DOM
14. 2026-05-14
    price $409,900 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

15. 2026-04-08
    price $414,900 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

16. 2026-03-09
    price $419,900 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

17. 2026-02-06
    price $439,900 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

18. 2026-01-22
    price $449,900 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

19. 2026-01-22
    listed $449,000 Active 575-char remark

    Show marketing remark (575 chars)

    SPACIOUS 4-BDR, 3-BATH BRICK/STONE HOUSE IN BRIDLE PATH SUBDIVISION!! OPEN FLOOR PLAN WITH LIVING ROOM, KITCHEN AND DINING AREA ALL FLOWING TOGETHER WITH SOARING VAULTED CEILING, GRANITE COUNTER TOPS AND ISLAND WITH SNACK BAR, PRIMARY BDR. W/HUGE WALK-IN CLOSET AND CUSTOM TILE SHOWER, 4TH BDR. AND REC. ROOM COULD ALSO BE UTILIZED AS AN IN-LAW QUARTERS WITH A SEPARATE ENTRANCE, ADDITIONAL WASHER/DRYER HOOK-UP AND FULL BATH WITH WHIRLPOOL TUB! ENJOY THE VIEWS FROM THE 35' COVERED FRONT PORCH OR FROM THE 16X12 REAR COVERED DECK! EXCELLENT LOCATION JUST MINUTES FROM TOWN!!

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $2,910 · $243/mo
• Expected delta: +$1,033/yr (+$86/mo · 55.1%)

ⓘ 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 6/10 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$22,961
• − Property taxes: −$1,877
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$11,924
• Taxable loss: −$16,636
• Est. tax savings @ 24.0%: +$3,993
• After-tax cash flow: $-4,873/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: Trousdale County
• NCES district ID: 4704170
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 33% ▼ -11.00%
• Median HH income: $44,474
• Composite: 26.49/100
• National rank: #7207
• State rank: #46 of 139 in TN

Livability — Hartsville/Trousdale County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hartsville/Trousdale County, TN
• City population: 11,690
• Population (ZIP): 10,999

Population outlook (Trousdale County) Hauer SSP2

• Today (2025): 8,557 people
• By 2030: 8,766 · +2.4%
• By 2040: 9,076 · +6.1%
• By 2050: 9,226 · +7.8%
• By 2075: 9,391 · +9.7%
• By 2100: 9,000 · +5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Trousdale

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -52.3pp toward R · 2008: -6.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+48.1 2016: R+36.8 2012: R+12.8 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.78%
• Current HPI: 402.6507
• 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

-8.7% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $409,900 REALTRACS as Distributed by MLS Grid
• 2026-04-08 Price Changed $414,900 REALTRACS as Distributed by MLS Grid
• 2026-03-09 Price Changed $419,900 REALTRACS as Distributed by MLS Grid
• 2026-02-06 Price Changed $439,900 REALTRACS as Distributed by MLS Grid
• 2026-01-22 Price Changed $449,900 REALTRACS as Distributed by MLS Grid
• 2026-01-22 Listed $449,000 REALTRACS as Distributed by MLS Grid

Property tax history

+27.2%/yr

Latest (2025): $1,877 · +5.6% YoY. Source: county tax records.