790 Draughon Dr · Greenbrier, TN 37073

$195,000

3 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 13 Days on market

Built 1958 0.32 ac lot $139/sqft · 35% below area Est $304k · 36% under ↓ 11% since listing

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity or fixer upper for yourself.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1958

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: 2 total parking spaces (2 open); No covered parking
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story
• Construction: Fiber cement and wood siding; Block foundation; Existing (previously built) structure
• Exterior features: Lot approximately 0.32 acres; Lot dimensions 80 x 175; Lot size calculated from plat

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Electric oven; Wood flooring; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 8.3% vs local median 3.4% in Greenbrier — 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 63/100 on livability (#187 in TN) — a middle-class / working-renter tenant base. Strengths: crime 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: Greenbrier Elementary (math 41% / reading 36%, grade F, #260 of 952 statewide, top 28%, 624 students, 0% FRL); Greenbrier High School (math 15% / reading 22%, grade F, #208 of 332 statewide, top 63%, 812 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: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $195,000

Questions for the listing agent

1. Built in 1958 — 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 F-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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $303,691
• List price: $195,000
• Delta: -32.50%
• 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
952 Draughon Dr	0.12mi	3/1.0	1,400 (-0%)	8mo	$275,000	$196	87
1093 Main St	0.45mi	3/2.0	1,436 (+2%)	0mo	$333,000	$232	71
2567 Old Greenbrier Pike	0.30mi	3/2.0	1,319 (-6%)	2mo	$364,900	$277	71
2509 Nunley St	0.41mi	3/2.0	1,300 (-8%)	0mo	$335,000	$258	64
1016 W College St	0.50mi	3/2.0	1,362 (-3%)	8mo	$344,000	$253	61
596 E College St E	0.50mi	3/2.0	1,320 (-6%)	5mo	$339,900	$258	58
1162 W College St	0.48mi	3/2.0	1,285 (-8%)	9mo	$340,000	$265	52
1357 Main St	0.54mi	3/2.0	1,284 (-9%)	6mo	$265,000	$206	51
3033 Maitland Dr	0.45mi	3/2.0	1,250 (-11%)	6mo	$288,000	$230	51
3091 Rawls Dr	0.48mi	3/2.0	1,218 (-13%)	1mo	$347,000	$285	51
3029 Derby Town Dr	0.63mi	3/2.0	1,240 (-12%)	9mo	$285,000	$230	39
1010 Sunday Silence Dr	0.74mi	3/2.0	1,222 (-13%)	3mo	$335,000	$274	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,010
• Equity at exit: $29,075

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $16,809
• Equity at exit: $16,860

Cash invested: $54,600 (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 37073

• Home prices YoY: -24.7%
• Active inventory: 122
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $324

Break-even live

Break-even rent $1,559

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 Nunley St Greenbrier, TN	3.0	2.0	1462	$1,600	$1.09	7d	1	0.38mi
1022 W College St Unit 2 Greenbrier, TN	3.0	2.0	1120	$2,400	$2.14	4d	1	0.49mi
2017 Smith Cir Greenbrier, TN	3.0	2.0	1442	$2,200	$1.53	7d	1	0.99mi

Listing history 14 events

1. 2026-06-18
   days on market $195,000 Active 13 DOM
2. 2026-06-17
   days on market $195,000 Active 12 DOM
3. 2026-06-16
   days on market $195,000 Active 11 DOM
4. 2026-06-15
   days on market $195,000 Active 10 DOM
5. 2026-06-13
   days on market $195,000 Active 8 DOM
6. 2026-06-13
   days on market $195,000 Active 7 DOM
7. 2026-06-09
   days on market $195,000 Active 4 DOM
8. 2026-06-08
   days on market $195,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $195,000 Active 2 DOM
10. 2026-05-31
    days on market $205,000 Active 45 DOM
11. 2026-04-16
    listed $205,000 Active 57-char remark

    Show marketing remark (57 chars)

    Great investment opportunity or fixer upper for yourself.

12. 2026-04-09
    status Pending
13. 2026-04-09
    historical
14. 2026-03-12
    listed $220,000 Active

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,533 · $128/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $23,628
• − Mortgage interest: −$10,923
• − Property taxes: −$1,533
• − Insurance: −$975
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$5,673
• Taxable income: $744
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $3,708/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 — Greenbrier

• Score: 63/100
• State rank: #187
• US rank: #15098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenbrier, TN
• City population: 14,312
• Population (ZIP): 14,312

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -96.44%
• Current HPI: 293.5595
• 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

-11.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $195,000 REALTRACS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listed $205,000 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-12 Listed $220,000 REALTRACS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $1,533 · +0.0% YoY. Source: county tax records.