278 Kettering Ct · Clarksville, TN 37040

$51,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 17 Days on market

Built 2026 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Time to relax in your new home!! This is a great 3 bedroom, 2 bath home with AMAZING storage areas and open floor plan! The kitchen has all appliances included as well as the washer and dryer. The kitchen also has a large walk-in pantry and a separate laundry area. All bedrooms are large enough to fit a queen sized bed and have walk-in closets. The Primary bath has a walk-in shower and a linen closet. You will completely enjoy your new home! Come in or schedule your tour today Don't miss out on this great opportunity to make this home yours!

Key facts

• Open floor plan
• Linen closet
• Walk-in closets

Tags

• OPEN FLOOR PLAN
• WALK-IN PANTRY
• SEPARATE LAUNDRY AREA
• WALK-IN CLOSETS
• WALK-IN SHOWER
• LINEN CLOSET

Property features AI

Finance

• Financial info: List price $51,900

Exterior

• Home design: Single-section, 3 bed 2 bath plan; Spec new construction
• Exterior features: Living area approximately 1,456

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $51k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.6% 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: Rossview Elementary (math 66% / reading 58%, grade B, #49 of 952 statewide, top 6%, 1,261 students, 0% FRL); Rossview Middle (math 31% / reading 32%, grade F, #89 of 333 statewide, top 28%, 1,022 students, 0% FRL); Rossview High (math 10% / reading 51%, grade F, #75 of 332 statewide, top 24%, 2,030 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.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Montgomery County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.3%/yr); 608 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $359 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,121 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.91% ✓
• Cap rate: 25.63%
• Cash-on-cash: 69.06%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.32% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 3.92×
• Total profit: $42,364
• Equity at exit: $7,738

10-year hold

• IRR: 70.3%
• Equity multiple: 7.58×
• Total profit: $95,595
• Equity at exit: $4,487

Cash invested: $14,532 (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: 608
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$272
• Tax est. 1.5%: −$65 /mo · $778/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $836

Break-even live

Break-even rent $454

Max offer price $51,900

Occupancy floor 40%

Sensitivity live

Price	-10% $872	-5% $854	+0% $836	+5% $818	+10% $800
Rent	-10% $717	-5% $777	+0% $836	+5% $896	+10% $956
Rate	-1.0pp $862	-0.5pp $850	base $836	+0.5pp $823	+1.0pp $809

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Kettering Ct Unit 189 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	15d	1	0.01mi
179 Lynnwood Cir Unit 103 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	22d	1	0.07mi
118 Alexander Blvd Clarksville, TN	2.0	2.5	1252	$2,275	$1.82	22d	1	0.16mi
172 Alexander Blvd Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	22d	1	0.17mi
955 Professional Park Dr Unit 102 Clarksville, TN	2.0	2.5	1200	$1,400	$1.17	22d	1	0.17mi
106 Alexander Blvd Unit 1 Clarksville, TN	2.0	2.5	1215	$1,150	$0.95	22d	1	0.18mi
311 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,200	$0.99	22d	1	0.19mi
64 Lynnwood Cir Unit 28 Clarksville, TN	3.0	2.0	1456	$1,519	$1.04	22d	1	0.20mi
337 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	22d	1	0.24mi
332 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	22d	1	0.24mi
43 Ellington Ter Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	22d	1	0.24mi
341 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,265	$1.04	22d	1	0.25mi
94 Lynnwood Cir Unit 43 Clarksville, TN	4.0	2.0	1568	$1,439	$0.92	22d	1	0.33mi
841 Professional Park Dr Clarksville, TN	3.0	2.5	1330	$1,595	$1.20	22d	1	0.38mi
645 Stowe Ct Unit L Clarksville, TN	2.0	2.5	1216	$1,395	$1.15	15d	1	0.40mi
820 Professional Park Dr Apt 3-A Clarksville, TN	2.0	1.5	1100	$1,140	$1.04	22d	1	0.45mi
850 Professional Park Dr Unit A201 Clarksville, TN	2.0	2.0	1176	$1,485	$1.26	15d	1	0.46mi
638 Stowe Ct Unit CC Clarksville, TN	2.0	2.5	1225	$1,375	$1.12	15d	1	0.47mi
950 Big Sky Dr Clarksville, TN	1.0–2.0	1.0–2.0	871	$1,310	$1.50	15d	21	0.59mi
851 Ted A Crozier Sr Blvd Clarksville, TN	1.0–3.0	1.0–2.0	937	$1,625	$1.73	15d	18	0.59mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,850	$1.09	22d	1	0.60mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,800	$1.06	15d	1	0.60mi
2228 Killington Dr Clarksville, TN	4.0	2.0	1729	$1,900	$1.10	22d	1	0.64mi
537 Bellamy Ln Clarksville, TN	3.0	2.5	1401	$1,800	$1.28	22d	1	0.76mi
475 Bellamy Ln Unit 3001 Clarksville, TN	2.0	2.0	1150	$2,000	$1.74	22d	1	1.13mi
1115 Thornberry Dr Clarksville, TN	3.0	2.0	1716	$1,995	$1.16	15d	1	1.25mi
445 Warfield Blvd Clarksville, TN	1.0–2.0	1.0–2.0	1051	$1,450	$1.38	15d	1	1.31mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	15d	1	1.44mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	22d	1	1.44mi
2315 Raleigh Ct Clarksville, TN	2.0	1.5	1050	$1,022	$0.97	22d	1	1.46mi
284 Raleigh Dr Clarksville, TN	2.0	1.5	1080	$1,850	$1.71	22d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $51,900 Active 17 DOM
2. 2026-06-18
   days on market $51,900 Active 14 DOM
3. 2026-06-17
   days on market $51,900 Active 13 DOM
4. 2026-06-16
   days on market $51,900 Active 12 DOM
5. 2026-06-15
   days on market $51,900 Active 11 DOM
6. 2026-06-14
   days on market $51,900 Active 9 DOM
7. 2026-06-13
   days on market $51,900 Active 8 DOM
8. 2026-06-09
   days on market $51,900 Active 5 DOM
9. 2026-06-08
   days on market $51,900 Active 4 DOM
10. 2026-06-07
    days on market $51,900 Active 3 DOM
11. 2026-06-05
    remarks 547-char remark
12. 2026-06-05
    listed $51,900 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,152
• − Mortgage interest: −$2,907
• − Property taxes: −$778
• − Insurance: −$260
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,510
• Taxable income: $9,793
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $7,686/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath manufactured home is in good condition with modern updates and a good curb appeal. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and reduces maintenance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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