7021 Antler Ln · Harrison, TN 37341

$225,000

4 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 11 Days on market

Built 1985 1.16 ac lot Est $278k · 19% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This home has so much potential. The great room is roomy and has hardwood flooring. Kitchen is also spacious and has tile flooring and appliances remain, including the stainless steel refrigerator. There are three bedrooms and two full baths upstairs. The basement is finished and has a den, 4th bedroom and laundry room. This home is situated on a private lot and close to Harrison Bay State Park and lake access.

Key facts

• 1.16 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 505.7

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage faces side; Basement access to parking
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and other exterior materials; Shingle roof; Slab foundation; Home warranty included; Built/updated to have finished partial basement
• Exterior features: Deck; Porch; Gentle sloping lot

Interior

• Kitchen: Refrigerator; Microwave; Free‑standing electric range; Dishwasher; Electric water heater; Water heater
• Bedrooms: Total rooms: 6 (includes bedrooms and other rooms)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood stove heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Aluminum-framed windows; Wood-burning stove / fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $187k (16.9% below list).
• Recommended offer: $187k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.3% in Harrison — 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 65/100 on livability (#139 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 1,013 students, 0% FRL); Brown Middle School (math 14% / reading 15%, grade F, #231 of 333 statewide, top 70%, 344 students, 0% FRL); Central High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 749 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: 124 active listings in the ZIP; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $182k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,897 (16.9% 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 F-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: 0.83% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $278,208
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7028 Antler Ln	0.05mi	3/2.0 (-1)	1,252 (-3%)	17mo	$302,000	$241	74
6213 Harrison Ooltewah Rd	0.46mi	3/2.0 (-1)	1,297 (+1%)	8mo	$270,000	$208	65
6202 Marmons Dr	0.51mi	3/2.0 (-1)	1,456 (+13%)	10mo	$314,900	$216	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-29,026
• Equity at exit: $33,548

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-15,961
• Equity at exit: $19,454

Cash invested: $63,000 (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 37341

• Active inventory: 124
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $118

Break-even live

Break-even rent $1,719

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $246	-5% $182	+0% $118	+5% $54	+10% $-9
Rent	-10% $-29	-5% $44	+0% $118	+5% $192	+10% $266
Rate	-1.0pp $231	-0.5pp $175	base $118	+0.5pp $60	+1.0pp $1

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-05-11
   listed $225,000 Active
3. 2026-05-11
   soldstatus $182,000
4. 2002-02-03
   listed $99,900
5. 2000-08-09
   listed $99,900
6. 1997-08-29
   soldstatus $85,500
7. 1997-03-07
   listed $89,900
8. 1986-08-01
   soldstatus $49,995

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$582/yr (+$48/mo · 57.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,428
• − Mortgage interest: −$12,603
• − Property taxes: −$1,016
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$6,545
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $2,006/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: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

Livability — Harrison

• Score: 65/100
• State rank: #139
• US rank: #12687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, TN
• Population (ZIP): 14,966

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -261.59%
• Current HPI: 275.5006
• Rent YoY: —
• Metro: —
• 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

+264.0% since first listed

8 events — show timeline

• 2026-05-22 Pending — GCAR
• 2026-05-11 Sold (Public Records) $182,000 Public Records
• 2026-05-11 Listed $225,000 GCAR
• 2002-02-03 Listed $99,900 RCAOR
• 2000-08-09 Listed $99,900 RCAOR
• 1997-08-29 Sold (Public Records) $85,500 Public Records
• 1997-03-07 Listed $89,900 RCAOR
• 1986-08-01 Sold (Public Records) $49,995 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,016 · +5.6% YoY. Source: county tax records.