700 Volunteer Dr · White House, TN 37188

$310,000

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 51 Days on market

Built 1979 0.45 ac lot $295/sqft · 31% above area Est $373k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If expired - re-listed 5/1/2026 Do not call owners

Key facts

• 0.45 acre lot
• Garage
• Built 1979

Property features AI

Finance

• Other: Lot is level; Lot dimensions approximately 101 x 163.81 x 83.28 x 36.70 (0.45 acres)
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage (1 covered/garage space); 5 open parking spaces; Gravel parking; garage faces rear; 6 total parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; Two levels; Residential property
• Construction: Brick construction; Asphalt roof
• Exterior features: Deck; Back yard fencing; Storage structure

Interior

• Kitchen: Electric oven
• Bedrooms: 4 bedrooms (3 on the main level)
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Finished and partially finished basement; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (30.7% below list).
• Recommended offer: $215k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.1% 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: Robert F. Woodall Elementary (501 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); 440 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 51 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $55k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $310k implies a 68% 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 $214,886 (30.7% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $372,818
• List price: $310,000
• Delta: -16.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Wilkinson Ln	0.09mi	3/1.0 (-1)	1,050 (0%)	8mo	$280,000	$267	84
705 Hollis Ct	0.07mi	3/1.0 (-1)	1,050 (0%)	11mo	$205,700	$196	82
701 Calista Rd	0.16mi	3/1.0 (-1)	1,050 (0%)	12mo	$300,000	$286	78
701 Volunteer Dr	0.03mi	3/1.0 (-1)	1,050 (0%)	20mo	$269,900	$257	77
420 Wilkinson Ln	0.39mi	3/1.0 (-1)	1,039 (-1%)	0mo	$314,900	$303	75
423 Wilkinson Ln	0.37mi	3/1.0 (-1)	1,050 (0%)	8mo	$320,000	$305	71
707 Calista Rd	0.16mi	3/1.0 (-1)	1,100 (+5%)	12mo	$278,000	$253	70
508 Dale Ct	0.32mi	3/1.0 (-1)	1,040 (-1%)	18mo	$259,000	$249	63
426 Barksdale Dr	0.32mi	3/2.0 (-1)	1,125 (+7%)	9mo	$299,000	$266	57
608 Mason Ct	0.46mi	3/2.0 (-1)	1,125 (+7%)	16mo	$299,900	$267	45
416 Barksdale Dr	0.42mi	3/2.0 (-1)	1,160 (+10%)	13mo	$312,000	$269	43
606 Mason Ct	0.45mi	3/2.0 (-1)	1,170 (+11%)	17mo	$311,000	$266	37

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: -23.4%
• Equity multiple: 0.21×
• Total profit: $-68,146
• Equity at exit: $46,222

10-year hold

• IRR: -27.4%
• Equity multiple: -0.14×
• Total profit: $-98,995
• Equity at exit: $26,803

Cash invested: $86,800 (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 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 440
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-180

Break-even live

Break-even rent $2,377

Max offer price $278,145

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-93	+0% $-180	+5% $-268	+10% $-356
Rent	-10% $-350	-5% $-265	+0% $-180	+5% $-95	+10% $-11
Rate	-1.0pp $-24	-0.5pp $-101	base $-180	+0.5pp $-261	+1.0pp $-342

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Indian Ridge Cir #1000 White House, TN	3.0	3.0	1450	$1,850	$1.28	8d	1	0.38mi
118 Tennessee 76 White House, TN	1.0–3.0	1.0–2.0	1077	$2,060	$1.91	3d	16	1.33mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,979	$1.52	4d	1	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $310,000 Active 51 DOM
2. 2026-06-18
   days on market $310,000 Active 48 DOM
3. 2026-06-17
   days on market $310,000 Active 47 DOM
4. 2026-06-16
   days on market $310,000 Active 46 DOM
5. 2026-06-15
   days on market $310,000 Active 45 DOM
6. 2026-06-13
   days on market $310,000 Active 43 DOM
7. 2026-06-13
   pricedays on market $310,000 Active 42 DOM
8. 2026-06-09
   days on market $359,999 Active 39 DOM
9. 2026-06-08
   days on market $359,999 Active 38 DOM
10. 2026-06-07
    days on market $359,999 Active 37 DOM
11. 2026-06-03
    days on market $359,999 Active 33 DOM
12. 2026-06-02
    days on market $359,999 Active 32 DOM
13. 2026-06-01
    days on market $359,999 Active 31 DOM
14. 2026-05-31
    days on market $359,999 Active 30 DOM
15. 2026-05-02
    listed $365,000 Active 813-char remark
16. 2026-05-01
    historical 51-char remark

    Show marketing remark (51 chars)

    If expired - re-listed 5/1/2026 Do not call owners

17. 2026-05-01
    historical $365,000 813-char remark

    Show marketing remark (51 chars)

    If expired - re-listed 5/1/2026 Do not call owners

18. 2026-04-03
    status Active 51-char remark

    Show marketing remark (51 chars)

    If expired - re-listed 5/1/2026 Do not call owners

19. 2025-12-30
    listed $365,000 Active 51-char remark

    Show marketing remark (51 chars)

    If expired - re-listed 5/1/2026 Do not call owners

20. 2025-10-21
    historical $365,000 51-char remark

    Show marketing remark (51 chars)

    If expired - re-listed 5/1/2026 Do not call owners

21. 2018-06-27
    soldstatus $185,000
22. 2018-06-26
    status Pending

    Show marketing remark (250 chars)

    This house is an immaculate, well-kept charmer on a large level lot. It has an attached 1 car garage, fenced back yard and shed for extra storage! New roof and HVAC! Super convenient location near shopping, dining and interstate access! A must see!

23. 2018-06-22
    soldstatus $185,000 Closed

    Show marketing remark (250 chars)

    This house is an immaculate, well-kept charmer on a large level lot. It has an attached 1 car garage, fenced back yard and shed for extra storage! New roof and HVAC! Super convenient location near shopping, dining and interstate access! A must see!

24. 2018-05-31
    historical Contingent - Inspection

    Show marketing remark (250 chars)

    This house is an immaculate, well-kept charmer on a large level lot. It has an attached 1 car garage, fenced back yard and shed for extra storage! New roof and HVAC! Super convenient location near shopping, dining and interstate access! A must see!

25. 2018-05-21
    listed $195,900 Active

    Show marketing remark (250 chars)

    This house is an immaculate, well-kept charmer on a large level lot. It has an attached 1 car garage, fenced back yard and shed for extra storage! New roof and HVAC! Super convenient location near shopping, dining and interstate access! A must see!

26. 2009-03-20
    soldstatus $128,900
27. 1997-04-30
    soldstatus $79,900
28. 1997-03-20
    soldstatus $45,000

ⓘ 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: $1,477 · $123/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$724/yr (+$60/mo · 49.0%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,786
• − Mortgage interest: −$17,365
• − Property taxes: −$1,477
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$9,018
• Taxable loss: −$7,749
• Est. tax savings @ 24.0%: +$1,860
• After-tax cash flow: $-304/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: 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

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 · 49,504 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: 286.0

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%

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%

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

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

+588.9% since first listed

16 events — show timeline

• 2026-06-11 Price Changed $310,000 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $359,999 REALTRACS as Distributed by MLS Grid
• 2026-05-02 Listed $365,000 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $365,000 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-30 Listed $365,000 REALTRACS as Distributed by MLS Grid
• 2025-10-21 Coming Soon $365,000 REALTRACS as Distributed by MLS Grid
• 2018-06-27 Sold (Public Records) $185,000 Public Records
• 2018-06-26 Pending — REALTRACS as Distributed by MLS Grid
• 2018-06-22 Sold (MLS) $185,000 REALTRACS as Distributed by MLS Grid
• 2018-05-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-05-21 Listed $195,900 REALTRACS as Distributed by MLS Grid
• 2009-03-20 Sold (Public Records) $128,900 Public Records
• 1997-04-30 Sold (Public Records) $79,900 Public Records
• 1997-03-20 Sold (Public Records) $45,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,477 · +0.0% YoY. Source: county tax records.