138 Saratoga Dr · Clarksville, TN 37042

$210,000

3 bd · 3.0 ba · 2,146 sqft · SingleFamily public records · 2 Days on market

Built 1963 0.33 ac lot Est $318k · 34% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible one of a kind home! Only one owner, meticulously maintained, den with exposed beams, heated/cooled sun room, detached garage, over 2000 sq/ft, hardwood, large lot and more! Come see this gem before its gone!

Key facts

• 0.33 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $176k (16.0% below list).
• Recommended offer: $176k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% in Clarksville — 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 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Byrns Darden Elementary (math 14% / reading 21%, grade F, #704 of 952 statewide, top 74%, 536 students, 0% FRL); Kenwood High (math 5% / reading 29%, grade F, #225 of 332 statewide, top 69%, 1,291 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 893 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; list at $210k implies a 50% gain — meaningful room to come down on a strong offer.

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 $176,297 (16.0% below list)

Questions for the listing agent

1. Built in 1963 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $317,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Delaware Dr	0.08mi	3/3.0	2,150 (+0%)	9mo	$283,000	$132	88
233 Pine Mountain Rd	0.22mi	3/2.0	2,002 (-7%)	7mo	$200,000	$100	68
284 Shiloh Rd	0.21mi	3/2.5	1,869 (-13%)	8mo	$308,000	$165	60
626 Bunker Hill Rd	0.65mi	3/2.0	2,209 (+3%)	3mo	$309,900	$140	58
187 Dale Ter	0.66mi	3/2.5	2,214 (+3%)	6mo	$255,000	$115	57
54 W Bel Air Blvd	0.41mi	3/2.0	1,971 (-8%)	10mo	$295,000	$150	55
1215 Verkler Dr	0.47mi	3/2.5	1,845 (-14%)	1mo	$280,000	$152	52
12 Brandywine Dr	0.31mi	3/2.0	1,850 (-14%)	8mo	$249,000	$135	52
342 Broadmore Dr	0.69mi	3/2.5	2,300 (+7%)	3mo	$340,000	$148	51
648 Bunker Hill Rd	0.63mi	4/2.0 (+1)	2,074 (-3%)	12mo	$304,900	$147	46
1038 Roedeer Dr	0.53mi	4/2.5 (+1)	1,881 (-12%)	2mo	$306,000	$163	46
625 Paddy Run Rd	0.66mi	3/2.0	1,909 (-11%)	4mo	$295,000	$155	43

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-32,967
• Equity at exit: $31,312

10-year hold

• IRR: -10.8%
• Equity multiple: 0.40×
• Total profit: $-35,548
• Equity at exit: $18,157

Cash invested: $58,800 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 893
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $65

Break-even live

Break-even rent $1,681

Max offer price $210,000

Occupancy floor 91%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Rosebrook Dr Clarksville, TN	3.0	2.5	1908	$1,900	$1.00	20d	1	0.15mi
1122 Rosebrook Dr Clarksville, TN	3.0	2.5	1736	$1,730	$1.00	20d	1	0.34mi
404 Carter Rd Clarksville, TN	3.0	2.0	1600	$1,550	$0.97	13d	1	0.87mi
1319 Fort Campbell Blvd Clarksville, TN	3.0	2.0	2080	$1,750	$0.84	20d	1	0.96mi
7 Dalewood Dr Clarksville, TN	4.0	2.0	1726	$1,450	$0.84	20d	1	0.97mi
125 Mossland Dr Clarksville, TN	3.0	2.5	1718	$1,950	$1.14	13d	1	0.99mi
706 Green Valley Ct Clarksville, TN	4.0	3.0	1753	$1,850	$1.06	13d	1	1.00mi
219 Kirby Dr Clarksville, TN	3.0	1.5	1425	$1,495	$1.05	20d	1	1.25mi
116 Waterwheel Cir Clarksville, TN	3.0	2.5	1581	$1,700	$1.08	20d	1	1.37mi
194 Bob White Dr Clarksville, TN	3.0	1.5	1700	$1,495	$0.88	20d	1	1.38mi
397 Elaine Dr Clarksville, TN	4.0	2.0	1700	$1,395	$0.82	13d	1	1.41mi

Listing history 8 events

1. 2025-06-27
   status Pending
2. 2025-06-25
   status Active
3. 2025-06-15
   status Pending
4. 2025-06-13
   historical $210,000
5. 2017-04-05
   soldstatus $139,900
6. 2017-04-03
   soldstatus $139,900 Closed 218-char remark

   Show marketing remark (218 chars)

   Incredible one of a kind home! Only one owner, meticulously maintained, den with exposed beams, heated/cooled sun room, detached garage, over 2000 sq/ft, hardwood, large lot and more! Come see this gem before its gone!

7. 2017-02-20
   status Pending 218-char remark

   Show marketing remark (218 chars)

   Incredible one of a kind home! Only one owner, meticulously maintained, den with exposed beams, heated/cooled sun room, detached garage, over 2000 sq/ft, hardwood, large lot and more! Come see this gem before its gone!

8. 2017-02-14
   listed $139,900 Active 218-char remark

   Show marketing remark (218 chars)

   Incredible one of a kind home! Only one owner, meticulously maintained, den with exposed beams, heated/cooled sun room, detached garage, over 2000 sq/ft, hardwood, large lot and more! Come see this gem before its gone!

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,156
• − Mortgage interest: −$11,763
• − Property taxes: −$1,670
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,109
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $1,455/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: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• Metro: Clarksville, TN-KY
• 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

+50.1% since first listed

8 events — show timeline

• 2025-06-27 Pending — REALTRACS as Distributed by MLS Grid
• 2025-06-25 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-06-15 Pending — REALTRACS as Distributed by MLS Grid
• 2025-06-13 Coming Soon $210,000 REALTRACS as Distributed by MLS Grid
• 2017-04-05 Sold (Public Records) $139,900 Public Records
• 2017-04-03 Sold (MLS) $139,900 REALTRACS as Distributed by MLS Grid
• 2017-02-20 Pending — REALTRACS as Distributed by MLS Grid
• 2017-02-14 Listed $139,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $1,670 · +1.3% YoY. Source: county tax records.