328 Edmondson Ferry Rd · Clarksville, TN 37040

$140,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 97 Days on market

Built 1946 0.30 ac lot Est $223k · 37% under ↓ 10% since listing

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming cottage-style home full of character and potential, ideally situated on a spacious 0.3-acre lot backing to a wooded tree line. Built in 1946, this 2-bedroom, 1-bath residence offers a unique floor plan. The unfinished basement provides excellent storage or future expansion opportunities. The generous yard offers privacy, room to garden, entertain, or simply enjoy the natural setting. Whether you’re looking for a primary residence, investment opportunity, or renovation project, this property presents a unique chance to own a classic home with potential in a desirable setting. New roof. Interior is freshly painted and home has been professionally cleaned. This home is just a sh

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1946

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Driveway parking for 2 vehicles (concrete)
• Utilities: Public water; Public sewer; Natural gas available; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction; Asphalt roof; Block foundation; Existing (year built indicated as existing)
• Exterior features: Covered porch; Sloped lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric oven and electric range; Refrigerator; Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Norman Smith Elementary (math 14% / reading 23%, grade F, #691 of 952 statewide, top 73%, 566 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; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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

• It's been on market 97 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $122,815 (12.3% below list)

Questions for the listing agent

1. It's been on market 97 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 1946 — 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: 0.88% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $222,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Edmondson Ferry Rd	0.00mi	2/1.0	918 (-13%)	1mo	$125,000	$136	78
725 Kingsbury Rd	0.42mi	3/1.0 (+1)	1,050 (0%)	5mo	$235,000	$224	71
602 Hidden Valley Dr	0.12mi	3/2.0 (+1)	1,175 (+12%)	12mo	$270,000	$230	56
263 Edmondson Ferry Rd	0.36mi	2/1.0	912 (-13%)	11mo	$206,000	$226	52
107 Jay Cir	0.54mi	2/1.0	1,204 (+15%)	10mo	$75,000	$62	42
218 Edmonson Ferry Rd	0.58mi	3/2.0 (+1)	1,092 (+4%)	18mo	$231,000	$212	42
229 Scarlet Dr	0.49mi	3/2.0 (+1)	1,205 (+15%)	8mo	$239,000	$198	37

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-17,129
• Equity at exit: $20,874

10-year hold

• IRR: -5.7%
• Equity multiple: 0.66×
• Total profit: $-13,381
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $120

Break-even live

Break-even rent $1,076

Max offer price $140,000

Occupancy floor 85%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Kingsbury Rd Clarksville, TN	3.0	1.0	1450	$1,450	$1.00	13d	1	0.35mi
407 Barry Dr Clarksville, TN	2.0	2.5	1280	$1,500	$1.17	20d	1	0.39mi
229 E Johnson Cir Clarksville, TN	2.0	2.0	1190	$1,245	$1.05	20d	1	0.42mi
311 Hawkins Rd Clarksville, TN	1.0–3.0	1.0–1.5	788	$1,072	$1.36	13d	10	0.42mi
105 Kingsbury Ct Unit D Clarksville, TN	2.0	1.5	1000	$900	$0.90	20d	1	0.56mi
940 Kingsbury Dr Unit B Clarksville, TN	2.0	1.0	750	$850	$1.13	13d	1	0.59mi
102 Kingsbury Ct Unit A Clarksville, TN	2.0	1.5	1050	$900	$0.86	20d	1	0.61mi
102 Kingsbury Ct Clarksville, TN	2.0	1.5	1020	$900	$0.88	13d	1	0.61mi
706 Kingsbury Dr Clarksville, TN	3.0	1.0	1450	$1,450	$1.00	13d	1	0.62mi
923 Kingsbury Dr Unit B Clarksville, TN	2.0	1.5	1024	$1,050	$1.03	13d	1	0.68mi
921 Kingsbury Dr Unit C Clarksville, TN	2.0	1.5	1024	$1,200	$1.17	13d	1	0.69mi
127 Davis Ridge Ln Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	20d	1	0.83mi
218 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	20d	1	0.88mi
219 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	20d	1	0.90mi
1010 Ridgecrest Dr Clarksville, TN	2.0	1.0	775	$1,150	$1.48	13d	1	0.92mi
254 Woodland Valley Ln Clarksville, TN	2.0	2.5	1216	$1,400	$1.15	20d	1	0.93mi
1121 Riverwood Pl Clarksville, TN	1.0–3.0	1.0–2.5	938	$1,142	$1.22	20d	1	0.93mi
1101 Riverwood Pl Clarksville, TN	2.0	2.5	1100	$1,195	$1.09	13d	1	1.00mi
1104 Plymouth Rd Apt A Clarksville, TN	2.0	1.5	1100	$1,250	$1.14	13d	2	1.04mi
767 Monroe St Unit A Clarksville, TN	3.0	1.5	1066	$1,275	$1.20	20d	1	1.08mi
1115 Hillwood Dr Unit E3 Clarksville, TN	2.0	2.5	1100	$1,250	$1.14	20d	1	1.10mi
1115 Hillwood Dr Unit I6 Clarksville, TN	2.0	2.5	1100	$1,180	$1.07	20d	1	1.12mi
945 Cumberland Dr Clarksville, TN	3.0	2.5	1350	$1,500	$1.11	20d	1	1.23mi
947 Wall St Clarksville, TN	2.0	2.5	1032	$1,299	$1.26	13d	1	1.39mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-03-30
   price $140,000
3. 2026-03-27
   price $145,000
4. 2026-02-04
   listed $155,000 Active
5. 2026-01-14
   historical $155,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$303/yr (+$25/mo · 43.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $14,738
• − Mortgage interest: −$7,842
• − Property taxes: −$691
• − Insurance: −$700
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,073
• Taxable loss: −$926
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,664/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): 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

-9.7% since first listed

5 events — show timeline

• 2026-05-12 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-30 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-03-27 Price Changed $145,000 REALTRACS as Distributed by MLS Grid
• 2026-02-04 Listed $155,000 REALTRACS as Distributed by MLS Grid
• 2026-01-14 Coming Soon $155,000 REALTRACS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $691 · +0.0% YoY. Source: county tax records.