585 Big Bend Ct #201 · White House, TN 37188

$216,785

3 bd · 2.0 ba · 1,102 sqft · Townhouse · 15 Days on market

Built 2026 Good condition $197/sqft · 14% below area Est $252k · 14% under $202/mo HOA · 11% of rent

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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 +13.8/15.0
• Cash flow +8.2/30.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Highland Park, where you can finally own a brand-new condo seconds to White House Municipal Park, shopping, dining, and entertainment all for less than you think! Homesite 49D is available to move into in January, this 2nd-story condo includes: - 3 beds, 2 baths, and 1102 square feet of space - LVP flooring throughout your entire open-concept living area including your foyer, kitchen, great room, and bathrooms - a gorgeous kitchen featuring truffle cabinets, quartz countertops, a spacious island, and all stainless steel appliances included. .. even your fridge!

Key facts

• Spacious island
• Quartz countertops
• Gorgeous kitchen

Tags

• LVP FLOORING
• GORGEOUS KITCHEN
• TRUFFLE CABINETS
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $217k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (12.7% below list).
• Recommended offer: $187k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.4% in White House — 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 71/100 on livability (#46 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: White House Heritage Elementary School (math 36% / reading 34%, grade F, #316 of 952 statewide, top 33%, 607 students, 0% FRL); White House Heritage High School (math 29% / reading 37%, grade F, #54 of 332 statewide, top 16%, 1,001 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.7%/yr); 615 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 58d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $187,131 (13.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 9.5

CMA / ARV

• ARV (median comp): $252,336
• List price: $216,785
• Delta: -14.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Big Bend Ct #201	0.00mi	3/2.0	1,102 (0%)	3mo	$227,000	$206	97
680 Big Bend Ct #201	0.02mi	3/2.0	1,102 (0%)	4mo	$232,000	$211	96
211 Hamlett Dr	0.25mi	3/1.0	1,084 (-2%)	4mo	$208,000	$192	79
664 Big Bend Ct	0.00mi	2/2.0 (-1)	931 (-16%)	3mo	$219,670	$236	67
668 Big Bend Ct #101	0.04mi	2/2.0 (-1)	931 (-16%)	4mo	$212,000	$228	65
209 Dorchester Dr	0.59mi	3/2.0	1,194 (+8%)	4mo	$324,900	$272	55
420 Wilkinson Ln	0.67mi	3/1.0	1,039 (-6%)	4mo	$314,900	$303	52
407 Portland Rd	1.36mi	2/1.5 (-1)	1,146 (+4%)	2mo	$300,000	$262	50
304 Indian Ridge Cir	0.61mi	3/2.0	1,285 (+17%)	4mo	$329,000	$256	43
105 Sundance Way	1.47mi	3/2.0	1,249 (+13%)	2mo	$324,900	$260	41
310 Cardinal Dr	1.23mi	3/1.0	1,215 (+10%)	4mo	$310,000	$255	40
463 Calista Rd	0.75mi	3/2.0	1,350 (+22%)	3mo	$255,000	$189	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.12×
• Total profit: $-53,575
• Equity at exit: $32,323

10-year hold

• IRR: -43.3%
• Equity multiple: -0.39×
• Total profit: $-84,275
• Equity at exit: $18,744

Cash invested: $60,700 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 23 under contract
• Months of supply: 25.5 mo (4%/mo absorbed)
• Median asking: $216,785 ($204/sqft)
• Median days on market: 13 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +12.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 615
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,137
• Tax est. 1.5%: −$271 /mo · $3,252/yr
• Insurance: −$90
• HOA: −$202
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-205

Break-even live

Break-even rent $2,152

Max offer price $187,131

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-130	+0% $-205	+5% $-280	+10% $-355
Rent	-10% $-354	-5% $-280	+0% $-205	+5% $-130	+10% $-55
Rate	-1.0pp $-96	-0.5pp $-150	base $-205	+0.5pp $-261	+1.0pp $-318

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: $54,196
• Closing costs: $6,504
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 Big Bend Ct White House, TN	3.0	2.5	1455	$1,845	$1.27	68d	1	0.06mi
827 Big Bend Ct White House, TN	3.0	2.5	1455	$1,895	$1.30	9d	1	0.07mi
3015 Seguaro Ln White House, TN	3.0	2.5	1455	$1,950	$1.34	82d	1	0.19mi
110 Cottage Trce White House, TN	3.0	2.0	1472	$1,819	$1.24	9d	1	0.54mi
118 Tennessee 76 White House, TN	1.0–3.0	1.0–2.0	1077	$2,035	$1.89	0d	14	0.60mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,889	$1.45	76d	1	0.62mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,879	$1.45	68d	1	0.62mi
1000 Indian Ridge Cir #1000 White House, TN	3.0	3.0	1450	$1,850	$1.28	103d	1	0.64mi
2940 U.S. 31W Unit V108 White House, TN	3.0	2.0	1440	$1,520	$1.06	0d	1	0.72mi
2940 U.S. 31W Unit C104 White House, TN	2.0	2.5	1252	$1,630	$1.30	5d	1	0.76mi
529 Raymond Hirsch Pkwy Unit 207 White House, TN	2.0	2.5	1115	$1,560	$1.40	87d	1	0.79mi
2940 U.S. 31W Unit S105 White House, TN	2.0	2.0	1230	$1,345	$1.09	0d	1	0.80mi
2940 U.S. 31W Apt O201 White House, TN	3.0	2.0	1440	$1,770	$1.23	139d	1	0.84mi
2940 U.S. 31W Unit V208 White House, TN	3.0	2.0	1440	$1,620	$1.12	139d	1	0.87mi
2940 U.S. 31W Unit V107 White House, TN	3.0	2.0	1440	$1,520	$1.06	9d	1	0.87mi
111 Calista Rd White House, TN	2.0	2.0	900	$1,445	$1.61	58d	1	0.89mi
111 Calista Rd White House, TN	2.0	2.0	900	$1,445	$1.61	87d	1	0.89mi
126 Madeline Way White House, TN	1.0–3.0	1.0–2.0	1072	$1,679	$1.57	0d	1	0.99mi
344 Madeline Way White House, TN	1.0–2.0	1.0–2.0	913	$2,036	$2.23	0d	25	1.19mi
3001 Dartmoor Pl White House, TN	3.0	2.0	1296	$1,979	$1.53	76d	1	1.33mi
302 Donal Ter White House, TN	3.0	1.5	1131	$1,700	$1.50	9d	1	1.50mi

Listing history 50 events

1. 2026-08-18
   days on market $216,785 Active 15 DOM
2. 2026-08-17
   days on market $216,785 Active 14 DOM
3. 2026-08-16
   days on market $216,785 Active 13 DOM
4. 2026-08-15
   days on marketlisting id $216,785 Active 12 DOM
5. 2026-08-14
   days on market $216,785 Active 27 DOM
6. 2026-08-13
   days on market $216,785 Active 26 DOM
7. 2026-08-12
   days on market $216,785 Active 25 DOM
8. 2026-08-11
   days on market $216,785 Active 24 DOM
9. 2026-08-10
   days on market $216,785 Active 23 DOM
10. 2026-08-09
    days on market $216,785 Active 22 DOM
11. 2026-08-08
    days on market $216,785 Active 21 DOM
12. 2026-08-07
    days on market $216,785 Active 20 DOM
13. 2026-08-06
    days on market $216,785 Active 19 DOM
14. 2026-08-05
    days on market $216,785 Active 18 DOM
15. 2026-08-04
    days on market $216,785 Active 17 DOM
16. 2026-08-03
    days on market $216,785 Active 16 DOM
17. 2026-07-31
    days on market $216,785 Active 13 DOM
18. 2026-07-30
    days on market $216,785 Active 12 DOM
19. 2026-07-30
    days on market $216,785 Active 11 DOM
20. 2026-07-28
    days on market $216,785 Active 10 DOM
21. 2026-07-26
    pricedays on market $216,785 Active 8 DOM
22. 2026-07-24
    days on market $214,990 Active 6 DOM
23. 2026-07-23
    days on market $214,990 Active 5 DOM
24. 2026-07-22
    days on market $214,990 Active 4 DOM
25. 2026-07-21
    days on market $214,990 Active 3 DOM
26. 2026-07-20
    days on market $214,990 Active 2 DOM
27. 2026-07-18
    days on marketlisting id $214,990 Active 1 DOM
28. 2026-07-18
    days on market $214,990 Active 5 DOM
29. 2026-07-16
    days on market $214,990 Active 4 DOM
30. 2026-07-15
    days on market $214,990 Active 3 DOM
31. 2026-07-14
    days on market $214,990 Active 2 DOM
32. 2026-07-13
    days on marketlisting id $214,990 Active 1 DOM
33. 2026-07-12
    days on marketlisting id $214,990 Active 25 DOM
34. 2026-07-11
    days on market $214,990 Active 9 DOM
35. 2026-07-10
    days on market $214,990 Active 8 DOM
36. 2026-07-09
    days on market $214,990 Active 7 DOM
37. 2026-07-07
    days on market $214,990 Active 5 DOM
38. 2026-07-06
    days on market $214,990 Active 4 DOM
39. 2026-07-05
    days on market $214,990 Active 3 DOM
40. 2026-07-02
    days on marketlisting id $214,990 Active 1 DOM
41. 2026-07-02
    days on market $214,990 Active 16 DOM
42. 2026-07-01
    days on market $214,990 Active 15 DOM
43. 2026-06-30
    days on market $214,990 Active 14 DOM
44. 2026-06-29
    days on market $214,990 Active 13 DOM
45. 2026-06-28
    days on market $214,990 Active 12 DOM
46. 2026-06-27
    days on market $214,990 Active 11 DOM
47. 2026-06-27
    days on market $214,990 Active 10 DOM
48. 2026-06-25
    days on market $214,990 Active 8 DOM
49. 2026-06-22
    days on market $214,990 Active 6 DOM
50. 2026-06-21
    days on market $214,990 Active 5 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,712
• − Mortgage interest: −$12,143
• − Property taxes: −$3,252
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$2,424
• − Depreciation: −$6,306
• Taxable loss: −$6,131
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $-988/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 · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready townhouse in Highland Park offers a thoughtfully designed layout with modern finishes and a quiet location.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace the carpet in the bedrooms — Fresh carpet can improve the overall look and feel of the home ↑
• Both Install smart home devices — Modernizes the home and can increase its appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Robert F. Woodall Elementary Middle White House Middle School F TN #37/333 Nat'l #5,727/14,009 High White House Heritage High School F TN #54/332 Nat'l #10,273/17,239

Schools (NCES district)

• District: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

B Composite livability gradescore 71/100

Livability — White House

• Score: 71/100
• State rank: #46
• US rank: #6984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White House, TN
• County: Robertson County · 72,786 people
• City population: 18,241
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,241
• Household income: $90,856
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 10% of renters

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Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

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Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.31%
• Current HPI: 273.1271
• Rent YoY: ▼ -0.67%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

+2.4% since first listed

8 events — show timeline

• 2026-08-14 Price Changed $220,180 REALTRACS as Distributed by MLS Grid
• 2026-07-24 Price Changed $216,785 REALTRACS as Distributed by MLS Grid
• 2026-07-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-07-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-07-12 Listed $214,990 REALTRACS as Distributed by MLS Grid
• 2026-07-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-07-02 Listed $214,990 REALTRACS as Distributed by MLS Grid
• 2026-06-16 Listed $214,990 REALTRACS as Distributed by MLS Grid