137 Crestview Dr · Fall Branch, TN 37656

$160,000

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 9 Days on market

Built 1935 Est $161k · at est.

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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 +7.8/15.0
• Appreciation +7.7/10.0
• Cash flow +7.6/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Cozy country bungalow featuring 3 bedrooms (all 3 have closets) living room, dining room, kitchen and updated full bath. Sunroom. Nice covered front porch for rocking and large deck for grilling. Covered carport and lots of extra storage in the detached garage/workshop. Yard has been fenced for pets or children and more durable fencing can be installed, should the new owners desire it. Roof 2020, heatpump 2020, hot water heater 2023, updated pex plumbing 2023, Decking repaired and painted 2023, fenced 2022.

Key facts

• Updated pex plumbing
• Extra storage
• Updated full bath

Tags

• UPDATED FULL BATH
• SUNROOM
• COVERED CARPORT
• DETACHED GARAGE
• EXTRA STORAGE
• UPDATED PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (38.3% below list).
• Recommended offer: $99k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.5% in Fall Branch — 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 (#154 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fall Branch Elementary (math 12% / reading 17%, grade F, #753 of 952 statewide, top 81%, 265 students, 0% FRL); Daniel Boone High School (math 23% / reading 46%, grade F, #41 of 332 statewide, top 15%, 1,211 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 25 active listings in the ZIP; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.3% local appreciation)).
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,796 (38.3% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.62% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $161,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Highway 93	0.10mi	2/1.0 (-1)	899 (-8%)	5mo	$148,000	$165	73

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

Projected returns pro-forma

5.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.62×
• Total profit: $27,846
• Equity at exit: $93,929

10-year hold

• IRR: 11.0%
• Equity multiple: 3.08×
• Total profit: $93,099
• Equity at exit: $164,869

Cash invested: $44,800 (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 37656

• Home prices YoY: 1.8%
• Active inventory: 25
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-189

Break-even live

Break-even rent $1,227

Max offer price $126,644

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-25
   status Pending
2. 2026-03-16
   listed $160,000 Active
3. 2023-11-30
   soldstatus $193,000 Closed 513-char remark

   Show marketing remark (513 chars)

   Cozy country bungalow featuring 3 bedrooms (all 3 have closets) living room, dining room, kitchen and updated full bath. Sunroom. Nice covered front porch for rocking and large deck for grilling. Covered carport and lots of extra storage in the detached garage/workshop. Yard has been fenced for pets or children and more durable fencing can be installed, should the new owners desire it. Roof 2020, heatpump 2020, hot water heater 2023, updated pex plumbing 2023, Decking repaired and painted 2023, fenced 2022.

4. 2023-11-30
   soldstatus $193,000

   Show marketing remark (513 chars)

   Cozy country bungalow featuring 3 bedrooms (all 3 have closets) living room, dining room, kitchen and updated full bath. Sunroom. Nice covered front porch for rocking and large deck for grilling. Covered carport and lots of extra storage in the detached garage/workshop. Yard has been fenced for pets or children and more durable fencing can be installed, should the new owners desire it. Roof 2020, heatpump 2020, hot water heater 2023, updated pex plumbing 2023, Decking repaired and painted 2023, fenced 2022.

5. 2023-10-04
   historical Active Under Contract 513-char remark

   Show marketing remark (513 chars)

   Cozy country bungalow featuring 3 bedrooms (all 3 have closets) living room, dining room, kitchen and updated full bath. Sunroom. Nice covered front porch for rocking and large deck for grilling. Covered carport and lots of extra storage in the detached garage/workshop. Yard has been fenced for pets or children and more durable fencing can be installed, should the new owners desire it. Roof 2020, heatpump 2020, hot water heater 2023, updated pex plumbing 2023, Decking repaired and painted 2023, fenced 2022.

6. 2023-09-27
   listed $187,500 Active 513-char remark

   Show marketing remark (513 chars)

   Cozy country bungalow featuring 3 bedrooms (all 3 have closets) living room, dining room, kitchen and updated full bath. Sunroom. Nice covered front porch for rocking and large deck for grilling. Covered carport and lots of extra storage in the detached garage/workshop. Yard has been fenced for pets or children and more durable fencing can be installed, should the new owners desire it. Roof 2020, heatpump 2020, hot water heater 2023, updated pex plumbing 2023, Decking repaired and painted 2023, fenced 2022.

7. 2021-12-17
   soldstatus $140,000
8. 2021-12-16
   soldstatus $140,000 228-char remark

   Show marketing remark (228 chars)

   Great home in Fall Branch with large yard with large garage outbuilding. Nice updated kitchen with tiled backsplash and bath ready for new owner . .Dont miss this lovely home. Appt needed owner to give access due to small dog. .

9. 2021-10-18
   listed $139,900 228-char remark

   Show marketing remark (228 chars)

   Great home in Fall Branch with large yard with large garage outbuilding. Nice updated kitchen with tiled backsplash and bath ready for new owner . .Dont miss this lovely home. Appt needed owner to give access due to small dog. .

10. 2016-03-03
    soldstatus $98,654
11. 2016-02-29
    soldstatus $98,654
12. 2015-11-26
    listed $95,900
13. 2008-11-24
    soldstatus $86,600
14. 1985-02-21
    soldstatus $40,000
15. 1978-01-01
    soldstatus $16,500

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$373/yr (+$31/mo · 48.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,856
• − Mortgage interest: −$8,962
• − Property taxes: −$763
• − Insurance: −$800
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$4,655
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,013/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Fall Branch

• Score: 65/100
• State rank: #154
• US rank: #13417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fall Branch, TN
• Population (ZIP): 3,566

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1% Asian 1%
• Common ancestry: Serbian 4% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.33%
• Current HPI: 302.8551
• 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

+869.7% since first listed

15 events — show timeline

• 2026-03-25 Pending — TVRMLS
• 2026-03-16 Listed $160,000 TVRMLS
• 2023-11-30 Sold (Public Records) $193,000 Public Records
• 2023-11-30 Sold (MLS) $193,000 TVRMLS
• 2023-10-04 Contingent — TVRMLS
• 2023-09-27 Listed $187,500 TVRMLS
• 2021-12-17 Sold (Public Records) $140,000 Public Records
• 2021-12-16 Sold (MLS) $140,000 TVRMLS
• 2021-10-18 Listed $139,900 TVRMLS
• 2016-03-03 Sold (Public Records) $98,654 Public Records
• 2016-02-29 Sold (MLS) $98,654 TVRMLS
• 2015-11-26 Listed $95,900 TVRMLS
• 2008-11-24 Sold (Public Records) $86,600 Public Records
• 1985-02-21 Sold (Public Records) $40,000 Public Records
• 1978-01-01 Sold (Public Records) $16,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $763 · +0.0% YoY. Source: county tax records.