7107 Rusty Dr · Fairview, TN 37062

$330,000

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 6 Days on market

Built 1965 0.57 ac lot Est $364k · 9% under

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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).

• Cash flow +14.1/30.0
• ARV discount +11.7/15.0
• Schools +5.5/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom 1 bathroom home Room to add a second bath 0.47 acres Freshly painted, brand new HVAC, and brand new stainless steel fridge. Built in 1965 Most affordable 4 beds in Fairview

Key facts

• 0.47 acres
• Brand new hvac
• 0.57 acre lot

Tags

• ROOM TO ADD A SECOND BATH
• 0.47 ACRES
• BRAND NEW HVAC

Property features AI

Finance

• Other: Living area reported as 1,375 sq ft (owner provided); Lot size approximately 0.57 acres
• Financial info:
• HOA & community: Pets allowed

Exterior

• Parking: No covered parking reported; No parking total reported
• Security:
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Existing construction
• Construction: Brick construction; Slab foundation; Shingle roof
• Exterior features: Level lot; Lot dimensions approximately 112 x 184

Interior

• Kitchen: Range, Dishwasher, Microwave, Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Dishwasher, Microwave, Refrigerator; Wood flooring; No basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $46 ($550/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (22.2% below list).
• Recommended offer: $257k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.6% in Fairview — 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 72/100 on livability (#31 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Westwood Elementary School (math 57% / reading 51%, grade C, #95 of 952 statewide, top 10%, 533 students, 0% FRL); Fairview Middle School (math 33% / reading 34%, grade F, #73 of 333 statewide, top 23%, 530 students, 0% FRL); Fairview High School (math 12% / reading 37%, grade F, #129 of 332 statewide, top 43%, 719 students, 0% FRL).
• Zoned-school proficiency averages 37% at this address vs 58% district-wide (-21 pts) — the specific schools serving this property underperform the Williamson County average; the district grade overstates school quality for this exact location.
• Market conditions: 356 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).
• This rent runs 34% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $202k; list at $330k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,787 (22.2% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $364,375
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7520 Scarborough Pl	0.24mi	3/2.5 (-1)	1,416 (+3%)	2mo	$375,000	$265	71
7213 Old Nashville Rd	0.26mi	3/2.0 (-1)	1,300 (-6%)	19mo	$310,000	$238	54
7518 Scarborough Pl	0.24mi	3/2.5 (-1)	1,442 (+5%)	22mo	$359,900	$250	51
7320 Fernvale Rd	0.39mi	3/1.0 (-1)	1,568 (+14%)	4mo	$530,000	$338	50
7111 Harrison Dr	0.65mi	3/1.5 (-1)	1,200 (-13%)	6mo	$425,000	$354	36
7154 Mapleside Ln	0.59mi	3/2.5 (-1)	1,558 (+13%)	22mo	$353,000	$227	21

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-50,701
• Equity at exit: $49,204

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-40,978
• Equity at exit: $28,532

Cash invested: $92,400 (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 37062

• Home prices YoY: -21.0%
• Active inventory: 356
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $46

Break-even live

Break-even rent $2,510

Max offer price $330,000

Occupancy floor 93%

Sensitivity live

Price	-10% $233	-5% $139	+0% $46	+5% $-48	+10% $-141
Rent	-10% $-157	-5% $-56	+0% $46	+5% $147	+10% $249
Rate	-1.0pp $212	-0.5pp $130	base $46	+0.5pp $-40	+1.0pp $-127

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7133 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,100	$1.35	45d	1	0.52mi
7124 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,300	$1.48	45d	1	0.54mi
7100 Colquitt Way Fairview, TN	3.0	2.5	1615	$1,949	$1.21	46d	1	0.86mi
7184 Chester Rd Fairview, TN	3.0	2.0	1165	$1,850	$1.59	18d	1	1.15mi

Listing history 4 events

1. 2026-06-09
   days on market $330,000 Active 6 DOM
2. 2026-06-08
   days on market $330,000 Active 5 DOM
3. 2026-06-07
   remarks 182-char remark
4. 2026-06-07
   listed $330,000 Active 4 DOM

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $2,343 · $195/mo
• Expected delta: +$966/yr (+$80/mo · 70.2%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,814
• − Mortgage interest: −$18,485
• − Property taxes: −$1,377
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$9,600
• Taxable loss: −$5,228
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $1,804/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Fairview

• Score: 72/100
• State rank: #31
• US rank: #5759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, TN
• County: Williamson County · 237,211 people
• City population: 13,851
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 13,851
• Household income: $91,750
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 179.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.63%
• Current HPI: 360.3455
• Rent YoY: —
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

+63.4% since first listed

2 events — show timeline

• 2026-06-03 Listed $330,000 REALTRACS as Distributed by MLS Grid
• 2026-03-26 Sold (Public Records) $202,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,377 · +0.4% YoY. Source: county tax records.