1224 Vine St · Clarksville, TN 37040

$125,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 122 Days on market

Built 1940 6,969 sqft lot Est $187k · 33% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity in Clarksville! This 3-bedroom, 1-bath home offers great potential with some updates and repairs. With the right vision, it could even be converted into two units, making it an excellent option for investors or buyers seeking value and versatility.

Key facts

• Detached carport
• No hoa restrictions
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• QUICK ACCESS TO SHOPPING
• DETACHED CARPORT
• NO HOA RESTRICTIONS
• GREAT INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: Detached parking; 1 covered space; 1 carport space (carport present); 1 total parking space
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding; Shingle roof; Existing (previously built)
• Exterior features: Patio; Covered porch

Interior

• Kitchen: Electric oven, Electric range, Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Electric oven, Electric range, Refrigerator; Wood flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Moore Magnet Elementary (math 32% / reading 37%, grade F, #319 of 952 statewide, top 37%, 490 students, 0% FRL); Rossview Middle (math 31% / reading 32%, grade F, #89 of 333 statewide, top 28%, 1,022 students, 0% FRL); Rossview High (math 10% / reading 51%, grade F, #75 of 332 statewide, top 24%, 2,030 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); 608 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $864 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 122 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1940 — 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: 1.05% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $187,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1144 Cedar St	0.14mi	3/1.0	1,000 (-1%)	10mo	$132,500	$133	84
422 Glenn St	0.21mi	2/1.0 (-1)	1,004 (-0%)	4mo	$199,900	$199	81
1208 Poplar St	0.23mi	3/1.0	1,050 (+4%)	9mo	$224,400	$214	74
1119 Dodd St	0.17mi	3/1.0	1,092 (+8%)	8mo	$172,000	$158	71
1331 Poplar Ct	0.25mi	3/1.5	1,032 (+3%)	14mo	$190,000	$184	71
152 Reynolds St	0.07mi	3/1.0	925 (-8%)	18mo	$200,000	$216	68
1216 Vine St	0.04mi	2/1.0 (-1)	864 (-14%)	2mo	$161,000	$186	68
1308 Cedar St	0.11mi	3/1.0	1,126 (+12%)	8mo	$189,500	$168	68
1311 Poplar Ct	0.21mi	3/1.5	1,127 (+12%)	8mo	$225,000	$200	62
525 Glenn St	0.34mi	4/2.0 (+1)	1,125 (+12%)	8mo	$230,000	$204	49
1032 Coulter St	0.50mi	3/1.0	1,134 (+13%)	12mo	$145,000	$128	46
1206 Talley Dr	0.73mi	3/1.0	912 (-9%)	12mo	$135,000	$148	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 · 1.32% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,899
• Equity at exit: $18,638

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $3,153
• Equity at exit: $10,808

Cash invested: $35,000 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 608
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$656
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $228

Break-even live

Break-even rent $1,021

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $299	-5% $264	+0% $228	+5% $193	+10% $158
Rent	-10% $125	-5% $177	+0% $228	+5% $280	+10% $332
Rate	-1.0pp $291	-0.5pp $260	base $228	+0.5pp $196	+1.0pp $163

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Cedar St Clarksville, TN	2.0	1.0	810	$1,100	$1.36	22d	1	0.11mi
1206 Dodd St Clarksville, TN	3.0	2.0	1032	$1,299	$1.26	22d	1	0.17mi
222 N 11th St Clarksville, TN	3.0	1.0	1000	$1,050	$1.05	22d	1	0.38mi
545 12th St Clarksville, TN	2.0	1.0	900	$962	$1.07	22d	4	0.45mi
211 Saint John St Clarksville, TN	3.0	1.0	1290	$1,575	$1.22	15d	1	0.46mi
1221 Madison St Unit 6 Clarksville, TN	2.0	1.0	750	$795	$1.06	22d	1	0.52mi
1221 Madison St Unit 2 Clarksville, TN	2.0	1.0	750	$795	$1.06	15d	1	0.55mi
121 Quarry Point Dr Clarksville, TN	2.0	2.5	1225	$1,395	$1.14	22d	1	0.72mi
117 Quarry Point Dr Clarksville, TN	2.0	2.5	1220	$1,395	$1.14	22d	1	0.72mi
115 Quarry Point Dr Clarksville, TN	2.0	2.5	1220	$1,395	$1.14	22d	1	0.72mi
122 W Point Dr Clarksville, TN	2.0	2.5	1216	$1,425	$1.17	22d	1	0.75mi
335 Greenwood Ave Clarksville, TN	2.0	2.5	1117	$1,245	$1.11	22d	1	0.75mi
610 Commerce St Unit 19 Clarksville, TN	2.0	1.5	1050	$1,100	$1.05	22d	1	0.78mi
101 University Ave Clarksville, TN	1.0–4.0	1.0–4.0	850	$952	$1.12	15d	10	0.78mi
608 Main St Clarksville, TN	1.0–3.0	1.0–3.0	1051	$1,295	$1.23	15d	7	0.80mi
320 S 7th St Unit 330A Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	22d	1	0.81mi
121 Lookout Dr Unit Upstairs Clarksville, TN	2.0	1.0	1476	$1,025	$0.69	15d	1	0.81mi
330 S 7th St Unit B Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	22d	1	0.82mi
528 Main St #8 Clarksville, TN	2.0	1.0	750	$795	$1.06	22d	1	0.86mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	750	$795	$1.06	22d	1	0.87mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	900	$795	$0.88	15d	1	0.87mi
180 Clay Ridge Dr Clarksville, TN	3.0	2.5	1412	$1,695	$1.20	22d	1	0.89mi
510 Main St Clarksville, TN	2.0	2.5	1341	$1,350	$1.01	22d	1	0.91mi
518 Madison St Clarksville, TN	1.0–2.0	1.0–2.0	719	$1,995	$2.77	15d	9	0.91mi
1521 Wilma Rudolph Blvd Clarksville, TN	2.0	1.5	1180	$1,319	$1.12	15d	4	0.93mi
625 Greenwood Ave Clarksville, TN	2.0	1.0	800	$1,000	$1.25	22d	1	0.97mi
1523 Nolen Rd Clarksville, TN	2.0–3.0	2.0–3.0	1131	$1,399	$1.24	22d	3	1.01mi
701 Gracey Ave Clarksville, TN	2.0	2.0	999	$990	$0.99	22d	1	1.01mi
330 Main St Clarksville, TN	3.0	2.0	976	$1,895	$1.94	22d	1	1.03mi
251 Forbes Ave Clarksville, TN	2.0	1.0	1125	$1,095	$0.97	22d	1	1.10mi
734 Robb Ave Unit B Clarksville, TN	2.0	1.0	900	$1,025	$1.14	22d	1	1.13mi
1701 Old Trenton Rd Clarksville, TN	2.0	2.5	1100	$1,312	$1.19	15d	9	1.18mi
1494 Golf Club Ln Clarksville, TN	2.0–3.0	2.5–3.0	1288	$1,620	$1.26	15d	7	1.24mi
540 N 2nd St #302 Clarksville, TN	2.0	1.0	850	$900	$1.06	22d	1	1.26mi
451 N 1st St Clarksville, TN	2.0	2.5	1250	$1,695	$1.36	15d	1	1.27mi
919 Martin St Unit B6 Clarksville, TN	2.0	2.5	1100	$1,295	$1.18	22d	1	1.28mi
441 Kelly Ln Clarksville, TN	2.0–3.0	2.0	1051	$1,225	$1.17	22d	1	1.29mi
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	15d	1	1.32mi
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	22d	1	1.32mi
857 Greenwood Ave Unit A Clarksville, TN	2.0	1.0	861	$995	$1.16	22d	1	1.32mi

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 122 DOM
2. 2026-06-18
   days on market $125,000 Active 119 DOM
3. 2026-06-17
   days on market $125,000 Active 118 DOM
4. 2026-06-16
   days on market $125,000 Active 117 DOM
5. 2026-06-15
   days on market $125,000 Active 116 DOM
6. 2026-06-14
   days on market $125,000 Active 114 DOM
7. 2026-06-13
   days on market $125,000 Active 113 DOM
8. 2026-06-10
   days on market $125,000 Active 111 DOM
9. 2026-06-09
   days on market $125,000 Active 110 DOM
10. 2026-06-08
    days on market $125,000 Active 109 DOM
11. 2026-06-07
    days on market $125,000 Active 108 DOM
12. 2026-06-05
    days on market $125,000 Active 105 DOM
13. 2026-06-03
    days on market $125,000 Active 104 DOM
14. 2026-06-02
    days on market $125,000 Active 103 DOM
15. 2026-05-31
    days on market $125,000 Active 101 DOM
16. 2026-05-30
    days on market $125,000 Active 100 DOM
17. 2026-02-19
    listed $125,000 Active
18. 2026-02-06
    historical 277-char remark

    Show marketing remark (277 chars)

    Great Investment Opportunity in Clarksville! This 3-bedroom, 1-bath home offers great potential with some updates and repairs. With the right vision, it could even be converted into two units, making it an excellent option for investors or buyers seeking value and versatility.

19. 2025-10-17
    listed $185,000 Active 277-char remark

    Show marketing remark (277 chars)

    Great Investment Opportunity in Clarksville! This 3-bedroom, 1-bath home offers great potential with some updates and repairs. With the right vision, it could even be converted into two units, making it an excellent option for investors or buyers seeking value and versatility.

20. 2019-12-16
    soldstatus $85,000
21. 2019-12-13
    soldstatus $50,000 Closed 445-char remark

    Show marketing remark (445 chars)

    **The Investors Dream** **Handyman Special** An Amazing Opportunity for the Perfect Rental Home or the Quick Fix and Flip!! Zoning Code R-3 Three Family Residential District. Land lot is from Vine St to Alley in Back. Huge Potential! Conveniently Located, Only Minutes to Campus, Shopping, Dining, & Entertainment! **CASH ONLY!** Property Being Sold As-Is Where-Is, No Warranties Expressed or Implied. The Seller Will Not Make Any Repairs.

22. 2019-12-01
    status Pending 445-char remark

    Show marketing remark (445 chars)

    **The Investors Dream** **Handyman Special** An Amazing Opportunity for the Perfect Rental Home or the Quick Fix and Flip!! Zoning Code R-3 Three Family Residential District. Land lot is from Vine St to Alley in Back. Huge Potential! Conveniently Located, Only Minutes to Campus, Shopping, Dining, & Entertainment! **CASH ONLY!** Property Being Sold As-Is Where-Is, No Warranties Expressed or Implied. The Seller Will Not Make Any Repairs.

23. 2019-11-25
    listed $49,900 Active 445-char remark

    Show marketing remark (445 chars)

    **The Investors Dream** **Handyman Special** An Amazing Opportunity for the Perfect Rental Home or the Quick Fix and Flip!! Zoning Code R-3 Three Family Residential District. Land lot is from Vine St to Alley in Back. Huge Potential! Conveniently Located, Only Minutes to Campus, Shopping, Dining, & Entertainment! **CASH ONLY!** Property Being Sold As-Is Where-Is, No Warranties Expressed or Implied. The Seller Will Not Make Any Repairs.

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,726
• − Mortgage interest: −$7,002
• − Property taxes: −$1,191
• − Insurance: −$625
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,636
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,560/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

+150.5% since first listed

7 events — show timeline

• 2026-02-19 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-02-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-17 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2019-12-16 Sold (Public Records) $85,000 Public Records
• 2019-12-13 Sold (MLS) $50,000 REALTRACS as Distributed by MLS Grid
• 2019-12-01 Pending — REALTRACS as Distributed by MLS Grid
• 2019-11-25 Listed $49,900 REALTRACS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $1,191 · +1.4% YoY. Source: county tax records.