559 Palmyra Rd · Clarksville, TN 37040

$175,000

4 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 159 Days on market

Built 1947 0.36 ac lot Est $254k · 31% under

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Why this score? — see what drove the B 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• 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

This property was being used as a rental and has been cleared out and is ready for the next homeowner or investor to take over! House is a little bigger than 1148 sq ft. There was an addition built by the previous seller on main level of 250-300 sq ft. The unfinished basement can be finished out which would bring this property to a 5/3 and about 1932+ sq ft (not including the addition). All information is deemed accurate to our knowledge, buyer/buyer's agent responsible to verify any important information. Please send all offers to [email protected]. Offers Due by Sunday, June 16th, @ 5pm, Seller will respond by Sunday night. Seller has the right to take an offer beforehand.

Key facts

• 0.36 acre lot
• Built 1947
• Listed 159 days

Property features AI

Finance

• Financial info: $736 annual tax amount

Exterior

• Parking: No covered spaces listed; No total parking spaces listed
• Utilities: Public water; Septic tank; Water available
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Lot approximately 0.36 acres

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfinished basement; Electric oven; Electric range

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Cumberland Heights Elementary (math 45% / reading 34%, grade F, #231 of 952 statewide, top 26%, 592 students, 0% FRL); Montgomery Central High (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,056 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); 604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,583 units permitted in Montgomery County in 2024 (617 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.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.17% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $253,708
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 River Rd	0.38mi	3/2.0 (-1)	1,156 (+1%)	6mo	$310,000	$268	67
575 Palmyra Rd	0.11mi	3/1.0 (-1)	1,056 (-8%)	22mo	$214,900	$204	58
2016 River Rd	0.35mi	3/2.0 (-1)	1,260 (+10%)	5mo	$257,000	$204	54
2092 Hilltop View Rd	0.25mi	3/1.0 (-1)	1,285 (+12%)	20mo	$211,000	$164	47
229 Wayne Hall Rd	0.47mi	3/2.0 (-1)	1,214 (+6%)	16mo	$279,000	$230	46
213 Wayne Hall Rd	0.46mi	3/2.0 (-1)	1,214 (+6%)	18mo	$282,000	$232	45
237 Wayne Hall Rd	0.48mi	3/2.0 (-1)	1,214 (+6%)	20mo	$295,000	$243	42
2032 Dinsmore Rd	0.68mi	3/2.0 (-1)	1,092 (-5%)	18mo	$260,000	$238	37
1756 Cumberland Heights Rd	0.74mi	3/2.0 (-1)	1,040 (-9%)	5mo	$220,000	$212	36
230 Wayne Hall Rd	0.44mi	3/2.0 (-1)	1,319 (+15%)	16mo	$292,000	$221	32
218 Wayne Hall Rd	0.43mi	3/2.0 (-1)	1,319 (+15%)	23mo	$280,000	$212	27

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 · 1.32% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $4,539
• Equity at exit: $26,093

10-year hold

• IRR: 10.5%
• Equity multiple: 1.75×
• Total profit: $36,977
• 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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $571

Break-even live

Break-even rent $1,332

Max offer price $175,000

Occupancy floor 67%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Indian Overlook Clarksville, TN	3.0	2.5	1443	$2,000	$1.39	21d	1	1.44mi
133 Tomahawk Pt Clarksville, TN	4.0	2.5	1370	$2,095	$1.53	21d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 159 DOM
2. 2026-06-17
   days on market $175,000 Active 158 DOM
3. 2026-06-16
   days on market $175,000 Active 157 DOM
4. 2026-06-15
   days on market $175,000 Active 156 DOM
5. 2026-06-14
   days on market $175,000 Active 154 DOM
6. 2026-06-13
   days on market $175,000 Active 153 DOM
7. 2026-06-10
   days on market $175,000 Active 151 DOM
8. 2026-06-09
   days on market $175,000 Active 150 DOM
9. 2026-06-08
   days on market $175,000 Active 149 DOM
10. 2026-06-07
    days on market $175,000 Active 148 DOM
11. 2026-06-05
    days on market $175,000 Active 145 DOM
12. 2026-06-03
    days on market $175,000 Active 144 DOM
13. 2026-06-02
    days on market $175,000 Active 143 DOM
14. 2026-05-31
    days on market $175,000 Active 141 DOM
15. 2026-05-30
    days on market $175,000 Active 140 DOM
16. 2026-01-10
    listed $175,000 Active
17. 2026-01-08
    historical $175,000
18. 2024-06-24
    soldstatus $150,000
19. 2024-06-21
    soldstatus $150,000 Closed 696-char remark

    Show marketing remark (696 chars)

    This property was being used as a rental and has been cleared out and is ready for the next homeowner or investor to take over! House is a little bigger than 1148 sq ft. There was an addition built by the previous seller on main level of 250-300 sq ft. The unfinished basement can be finished out which would bring this property to a 5/3 and about 1932+ sq ft (not including the addition). All information is deemed accurate to our knowledge, buyer/buyer's agent responsible to verify any important information. Please send all offers to [email protected]. Offers Due by Sunday, June 16th, @ 5pm, Seller will respond by Sunday night. Seller has the right to take an offer beforehand.

20. 2024-06-16
    status Pending 696-char remark

    Show marketing remark (696 chars)

    This property was being used as a rental and has been cleared out and is ready for the next homeowner or investor to take over! House is a little bigger than 1148 sq ft. There was an addition built by the previous seller on main level of 250-300 sq ft. The unfinished basement can be finished out which would bring this property to a 5/3 and about 1932+ sq ft (not including the addition). All information is deemed accurate to our knowledge, buyer/buyer's agent responsible to verify any important information. Please send all offers to [email protected]. Offers Due by Sunday, June 16th, @ 5pm, Seller will respond by Sunday night. Seller has the right to take an offer beforehand.

21. 2024-06-12
    listed $150,000 Active 696-char remark

    Show marketing remark (696 chars)

    This property was being used as a rental and has been cleared out and is ready for the next homeowner or investor to take over! House is a little bigger than 1148 sq ft. There was an addition built by the previous seller on main level of 250-300 sq ft. The unfinished basement can be finished out which would bring this property to a 5/3 and about 1932+ sq ft (not including the addition). All information is deemed accurate to our knowledge, buyer/buyer's agent responsible to verify any important information. Please send all offers to [email protected]. Offers Due by Sunday, June 16th, @ 5pm, Seller will respond by Sunday night. Seller has the right to take an offer beforehand.

22. 2024-06-11
    historical $150,000 696-char remark

    Show marketing remark (696 chars)

    This property was being used as a rental and has been cleared out and is ready for the next homeowner or investor to take over! House is a little bigger than 1148 sq ft. There was an addition built by the previous seller on main level of 250-300 sq ft. The unfinished basement can be finished out which would bring this property to a 5/3 and about 1932+ sq ft (not including the addition). All information is deemed accurate to our knowledge, buyer/buyer's agent responsible to verify any important information. Please send all offers to [email protected]. Offers Due by Sunday, June 16th, @ 5pm, Seller will respond by Sunday night. Seller has the right to take an offer beforehand.

23. 2022-10-18
    soldstatus $50,000
24. 2001-08-08
    soldstatus $20,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$506/yr (+$42/mo · 68.8%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,655
• − Mortgage interest: −$9,803
• − Property taxes: −$736
• − Insurance: −$875
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$5,091
• Taxable income: $4,206
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $5,845/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

• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• 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

+775.0% since first listed

9 events — show timeline

• 2026-01-10 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-01-08 Coming Soon $175,000 REALTRACS as Distributed by MLS Grid
• 2024-06-24 Sold (Public Records) $150,000 Public Records
• 2024-06-21 Sold (MLS) $150,000 REALTRACS as Distributed by MLS Grid
• 2024-06-16 Pending — REALTRACS as Distributed by MLS Grid
• 2024-06-12 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2024-06-11 Coming Soon $150,000 REALTRACS as Distributed by MLS Grid
• 2022-10-18 Sold (Public Records) $50,000 Public Records
• 2001-08-08 Sold (Public Records) $20,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $736 · +0.0% YoY. Source: county tax records.