1106 Rainbow Cir · Westmoreland, TN 37186

$219,000

3 bd · 1.0 ba · 1,554 sqft · SingleFamily public records · 54 Days on market

Built 1968 0.53 ac lot $141/sqft · 17% below area Est $265k · 17% under

---

Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

100% LOAN AREA! Nice all brick home in the heart of Westmoreland, lots of hardwood , open floor plan, tile bath, sunroom, appliances included, large yard mature trees, 2 storage buildings. Come see this one!

Key facts

• 0.53 acre lot
• 4 parking spots
• Built 1968

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Gravel parking; Total of 4 parking spaces (all open)
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One story
• Construction: Brick construction; Asphalt roof
• Exterior features: Covered porch; Porch; Back yard fencing

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Bedroom sizes: 12x10, 12x10, 11x11
• Flooring: Wood flooring; Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Westmoreland — 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 68/100 on livability (#91 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westmoreland Elementary (math 41% / reading 33%, grade F, #272 of 952 statewide, top 31%, 525 students, 0% FRL); Westmoreland High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 526 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,748 units permitted in Sumner County in 2024 (124 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.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $100k; list at $219k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 1.00% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $264,855
• List price: $219,000
• Delta: -17.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Jollie Ln	0.35mi	3/2.0	1,485 (-4%)	4mo	$298,250	$201	69
2017 Old Highway 31 E	0.20mi	3/2.0	1,543 (-1%)	22mo	$240,000	$156	67
1213 Rainbow Cir	0.18mi	3/2.0	1,490 (-4%)	20mo	$279,900	$188	64
4725 Austin Peay Hwy	0.49mi	3/1.5	1,450 (-7%)	3mo	$275,000	$190	61

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,430
• Equity at exit: $32,654

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $25,111
• Equity at exit: $18,935

Cash invested: $61,320 (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 37186

• Home prices YoY: -1.4%
• Active inventory: 145
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $410

Break-even live

Break-even rent $1,677

Max offer price $219,000

Occupancy floor 76%

Sensitivity live

Price	-10% $534	-5% $472	+0% $410	+5% $348	+10% $286
Rent	-10% $237	-5% $324	+0% $410	+5% $497	+10% $584
Rate	-1.0pp $521	-0.5pp $466	base $410	+0.5pp $354	+1.0pp $296

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Emerson Ln Westmoreland, TN	4.0	3.0	2011	$2,200	$1.09	18d	1	0.94mi
2199 Fincher Dr Westmoreland, TN	3.0	2.0	1532	$2,195	$1.43	8d	1	1.02mi
720 Emerson Ln Westmoreland, TN	4.0	2.5	2075	$2,195	$1.06	15d	1	1.13mi

Listing history 24 events

1. 2026-06-21
   days on market $219,000 Active 54 DOM
2. 2026-06-18
   days on market $219,000 Active 51 DOM
3. 2026-06-17
   days on market $219,000 Active 50 DOM
4. 2026-06-16
   days on market $219,000 Active 49 DOM
5. 2026-06-15
   days on market $219,000 Active 48 DOM
6. 2026-06-13
   days on market $219,000 Active 46 DOM
7. 2026-06-13
   days on market $219,000 Active 45 DOM
8. 2026-06-09
   days on market $219,000 Active 42 DOM
9. 2026-06-08
   days on market $219,000 Active 41 DOM
10. 2026-06-07
    days on market $219,000 Active 40 DOM
11. 2026-06-05
    days on market $219,000 Active 37 DOM
12. 2026-06-03
    days on market $219,000 Active 36 DOM
13. 2026-06-02
    days on market $219,000 Active 35 DOM
14. 2026-06-01
    days on market $219,000 Active 34 DOM
15. 2026-05-31
    days on market $219,000 Active 33 DOM
16. 2026-04-29
    listed $219,000 Active 429-char remark
17. 2026-04-27
    historical $219,000 429-char remark
18. 2015-10-26
    soldstatus $100,000
19. 2015-10-19
    soldstatus $100,000 Closed 211-char remark

    Show marketing remark (211 chars)

    100% LOAN AREA! Nice all brick home in the heart of Westmoreland, lots of hardwood , open floor plan, tile bath, sunroom, appliances included, large yard mature trees, 2 storage buildings. Come see this one!

20. 2015-09-01
    historical Contingent - Financing 211-char remark

    Show marketing remark (211 chars)

    100% LOAN AREA! Nice all brick home in the heart of Westmoreland, lots of hardwood , open floor plan, tile bath, sunroom, appliances included, large yard mature trees, 2 storage buildings. Come see this one!

21. 2015-07-26
    listed $109,900 Active 211-char remark

    Show marketing remark (211 chars)

    100% LOAN AREA! Nice all brick home in the heart of Westmoreland, lots of hardwood , open floor plan, tile bath, sunroom, appliances included, large yard mature trees, 2 storage buildings. Come see this one!

22. 2013-06-06
    historical
23. 2013-01-12
    listed $101,000
24. 2011-06-13
    soldstatus $106,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$532/yr (+$44/mo · 52.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,360
• − Mortgage interest: −$12,267
• − Property taxes: −$1,023
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$6,371
• Taxable income: $1,386
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $4,592/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Westmoreland

• Score: 68/100
• State rank: #91
• US rank: #9706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmoreland, TN
• Population (ZIP): 10,644

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.60%
• Current HPI: 336.4711
• 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

+106.6% since first listed

9 events — show timeline

• 2026-04-29 Listed $219,000 REALTRACS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $219,000 REALTRACS as Distributed by MLS Grid
• 2015-10-26 Sold (Public Records) $100,000 Public Records
• 2015-10-19 Sold (MLS) $100,000 REALTRACS as Distributed by MLS Grid
• 2015-09-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2015-07-26 Listed $109,900 REALTRACS as Distributed by MLS Grid
• 2013-06-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-01-12 Listed $101,000 REALTRACS as Distributed by MLS Grid
• 2011-06-13 Sold (Public Records) $106,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,023 · +58.4% YoY. Source: county tax records.