4763 Hillrose Dr · Cookeville, TN 38544

$250,000

2 bd · 2.0 ba · 1,334 sqft · SingleFamily · 103 Days on market

Built 2023 0.39 ac lot $187/sqft · 28% below area Est $349k · 28% under ↓ 9% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Cash flow +2.6/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

Key facts

• Open concept living
• Huge walk in closet
• Duel vanities

Tags

• OPEN CONCEPT LIVING
• HUGE WALK IN CLOSET
• DUEL VANITIES
• SPACIOUS LAUNDRY ROOM
• PRIVATE FULLY FENCED BACKYARD
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-859 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (49.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (56.0% below list).
• Recommended offer: $110k (56.0% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 3.1% in Cookeville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#11 in TN, #3,551 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $109,980 (56.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.44% ✗
• Cap rate: 2.17%
• Cash-on-cash: -14.72%
• DSCR: 0.34
• GRM: 18.9

CMA / ARV

• ARV (median comp): $349,152
• List price: $250,000
• Delta: -28.40%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5213 Hillrose Dr	0.13mi	3/1.5 (+1)	1,431 (+7%)	0mo	$229,000	$160	75
7285 Rock Island Rd	0.55mi	3/2.0 (+1)	1,500 (+12%)	7mo	$408,000	$272	43
4437 Window Clf	0.54mi	3/2.0 (+1)	1,500 (+12%)	12mo	$364,900	$243	39
4733 Window Cliff Rd	0.69mi	3/2.0 (+1)	1,514 (+14%)	7mo	$345,000	$228	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.16×
• Total profit: $81,472
• Equity at exit: $225,220

10-year hold

• IRR: 14.0%
• Equity multiple: 5.04×
• Total profit: $282,972
• Equity at exit: $485,695

Cash invested: $70,000 (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 38544

• Home prices YoY: 5.0%
• Active inventory: 200
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-859

Break-even live

Break-even rent $2,187

Max offer price $125,723

Occupancy floor —

Sensitivity live

Price	-10% $-686	-5% $-772	+0% $-859	+5% $-945	+10% $-1,032
Rent	-10% $-946	-5% $-902	+0% $-859	+5% $-815	+10% $-772
Rate	-1.0pp $-733	-0.5pp $-795	base $-859	+0.5pp $-924	+1.0pp $-990

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   status Pending 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

2. 2026-05-05
   price $250,000 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

3. 2026-04-17
   status Active 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

4. 2026-04-10
   status Pending 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

5. 2026-04-02
   status Active 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

6. 2026-03-18
   status Pending 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

7. 2026-03-04
   price $265,000 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

8. 2026-01-12
   listed $275,000 Active 773-char remark

   Show marketing remark (773 chars)

   NEWER 2023 BUILT HOME WITH COUNTRY CHARM! This beautiful 2 bedroom 2 bathroom 1334 sq ft home features an expansive open concept living and kitchen area, perfect for entertaining. Highlights include huge walk in closet, duel vanities, spacious laundry room off the kitchen, and a rare walk in crawl space for exceptional storage. Enjoy outdoor living in the private, fully fenced backyard that also features a large storage shed. This home is perfectly located to offer peaceful country living while remaining minutes from downtown Baxter and Cookeville, local shops, restaurants, schools, hospital, and Center Hill Lake. Also minutes from the new Target and Home Depot. Modern, efficient, and move-in ready! Buyer to verify all information before making an informed offer.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,198
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$7,273
• Taxable loss: −$15,191
• Est. tax savings @ 24.0%: +$3,646
• After-tax cash flow: $-6,660/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Cookeville

• Score: 76/100
• State rank: #11
• US rank: #3551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 72,571
• Population (ZIP): 7,413

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 320.6255
• 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

-9.1% since first listed

8 events — show timeline

• 2026-05-16 Pending — UCMLS
• 2026-05-05 Price Changed $250,000 UCMLS
• 2026-04-17 Relisted — UCMLS
• 2026-04-10 Pending — UCMLS
• 2026-04-02 Relisted — UCMLS
• 2026-03-18 Pending — UCMLS
• 2026-03-04 Price Changed $265,000 UCMLS
• 2026-01-12 Listed $275,000 UCMLS