219 Strawberry St · Portland, TN 37148

$108,000

2 bd · 2.0 ba · 868 sqft · Other public records · 26 Days on market

Built 1985

---

Why this score? — see what drove the C+ 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

Key facts

• Built 1985
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $108k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.6% in Portland — 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 66/100 on livability (#122 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 305 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,748 units permitted in Sumner County in 2024 (124 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $55k; list at $108k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $106,380 (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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,517
• Equity at exit: $16,103

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $32,165
• Equity at exit: $9,338

Cash invested: $30,240 (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 37148

• Home prices YoY: -22.2%
• Active inventory: 305
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$566
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $346

Break-even live

Break-even rent $818

Max offer price $108,000

Occupancy floor 67%

Sensitivity live

Price	-10% $408	-5% $377	+0% $346	+5% $316	+10% $285
Rent	-10% $247	-5% $297	+0% $346	+5% $396	+10% $446
Rate	-1.0pp $401	-0.5pp $374	base $346	+0.5pp $318	+1.0pp $290

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 A Nestledown Cir Portland, TN	2.0	1.0	750	$1,000	$1.33	44d	1	0.68mi
112 Nestledown Cir Portland, TN	2.0	1.0	900	$1,179	$1.31	44d	1	0.70mi
114 Wix Ave Unit B Portland, TN	2.0	1.5	990	$1,400	$1.41	24d	1	0.71mi
204 Tennessee 52 Unit C Portland, TN	2.0	1.5	900	$1,100	$1.22	44d	1	0.91mi
114 Emily Ln Portland, TN	2.0	1.5	900	$1,050	$1.17	44d	1	1.07mi
119 Stevison Ham Rd Unit 115 Portland, TN	2.0	1.5	1000	$1,250	$1.25	44d	1	1.11mi
119 Stevison Ham Rd Portland, TN	2.0	1.5	1000	$1,175	$1.18	8d	2	1.11mi
119 Stevison Ham Rd Unit 117 Portland, TN	2.0	1.5	1000	$1,100	$1.10	44d	1	1.11mi
103 Emily Ln Unit A Portland, TN	2.0	1.5	900	$1,195	$1.33	24d	1	1.14mi

Listing history 25 events

1. 2026-06-21
   days on market $108,000 Active 26 DOM
2. 2026-06-18
   days on market $108,000 Active 23 DOM
3. 2026-06-17
   days on market $108,000 Active 22 DOM
4. 2026-06-16
   days on market $108,000 Active 21 DOM
5. 2026-06-15
   days on market $108,000 Active 20 DOM
6. 2026-06-13
   days on market $108,000 Active 18 DOM
7. 2026-06-13
   days on market $108,000 Active 17 DOM
8. 2026-06-09
   days on market $108,000 Active 14 DOM
9. 2026-06-08
   days on market $108,000 Active 13 DOM
10. 2026-06-07
    days on market $108,000 Active 12 DOM
11. 2026-06-05
    days on market $108,000 Active 9 DOM
12. 2026-06-03
    days on market $108,000 Active 8 DOM
13. 2026-06-02
    days on market $108,000 Active 7 DOM
14. 2026-06-01
    days on market $108,000 Active 6 DOM
15. 2026-05-31
    days on market $108,000 Active 5 DOM
16. 2026-05-26
    listed $108,000 Active
17. 2018-11-16
    soldstatus $55,000 Closed 188-char remark

    Show marketing remark (188 chars)

    Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

18. 2018-10-05
    soldstatus $55,000
19. 2018-08-28
    historical Contingent - Inspection 188-char remark

    Show marketing remark (188 chars)

    Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

20. 2018-08-03
    status Active 188-char remark

    Show marketing remark (188 chars)

    Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

21. 2018-07-31
    historical Contingent - Inspection 188-char remark

    Show marketing remark (188 chars)

    Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

22. 2018-07-14
    listed $69,900 Active 188-char remark

    Show marketing remark (188 chars)

    Great investment property with three lots and two modular homes. One home is in decent shape currently rented and one home needs TLC. Also included is one vacant lot that faces Liberty St.

23. 2018-03-07
    soldstatus $30,000
24. 1997-02-21
    soldstatus $21,512
25. 1996-03-26
    soldstatus $21,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$352/yr (+$29/mo · 84.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $15,073
• − Mortgage interest: −$6,050
• − Property taxes: −$415
• − Insurance: −$540
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,142
• Taxable income: $2,515
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,553/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Portland

• Score: 66/100
• State rank: #122
• US rank: #11795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, TN
• County: Sumner County · 196,654 people
• City population: 26,274
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 26,274
• Household income: $81,633
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 319.0

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.34%
• Current HPI: 315.8252
• Rent YoY: —
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

+414.3% since first listed

10 events — show timeline

• 2026-05-26 Listed $108,000 FSBO.com
• 2018-11-16 Sold (MLS) $55,000 REALTRACS as Distributed by MLS Grid
• 2018-10-05 Sold (Public Records) $55,000 Public Records
• 2018-08-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-08-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2018-07-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-07-14 Listed $69,900 REALTRACS as Distributed by MLS Grid
• 2018-03-07 Sold (Public Records) $30,000 Public Records
• 1997-02-21 Sold (Public Records) $21,512 Public Records
• 1996-03-26 Sold (Public Records) $21,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $415 · +0.0% YoY. Source: county tax records.