4016 Bentle Dr · Westmoreland, TN 37186

$249,900

3 bd · 4.0 ba · 2,258 sqft · SingleFamily public records · 10 Days on market

Built 1988 0.47 ac lot $111/sqft · 14% below area Est $306k · 18% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• 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

SHORT SALE – Sale subject to lender approval. Seller is working with an experienced short sale processor helping to expedite the approval. Fee to buyer paid at closing. Contact agent for more information. Offering over 2,300 sqft, this home features an oversized living room, spacious primary suite with tiled walk-in shower, built-in storm shelter, detached shed/workshop, and a fully fenced backyard backing up to a tree line for added privacy. Conveniently located near local schools, shopping, restaurants, and Highway 31E for an easy commute. Home being sold as-is. Inspections welcome.

Key facts

• Tiled walk-in shower
• 0.47 acre lot
• Built 1988

Tags

• OVERSIZED LIVING ROOM
• TILED WALK-IN SHOWER
• BUILT-IN STORM SHELTER
• DETACHED SHED/WORKSHOP
• FULLY FENCED BACKYARD
• TREE LINE FOR ADDED PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $220k (12.1% below list).
• Recommended offer: $220k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y 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.

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 $219,735 (12.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $306,058
• List price: $249,900
• Delta: -5.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Emerson Ln	0.73mi	4/3.0 (+1)	2,465 (+9%)	0mo	$330,000	$134	41
560 Emerson Ln	0.74mi	4/3.0 (+1)	2,465 (+9%)	3mo	$350,000	$142	39
565 Emerson Ln	0.72mi	4/3.0 (+1)	2,011 (-11%)	1mo	$310,000	$154	38
556 Emerson Ln	0.74mi	4/3.0 (+1)	2,011 (-11%)	1mo	$309,000	$154	37
636 Emerson Ln	0.72mi	4/3.0 (+1)	2,460 (+9%)	7mo	$330,690	$134	37
572 Emerson Ln	0.75mi	4/3.0 (+1)	2,011 (-11%)	2mo	$300,000	$149	36
705 Emerson Ln	0.72mi	4/3.0 (+1)	2,460 (+9%)	8mo	$343,990	$140	36
657 Emerson Ln	0.72mi	4/3.0 (+1)	2,465 (+9%)	9mo	$346,990	$141	35
632 Emerson Ln	0.72mi	4/2.5 (+1)	2,011 (-11%)	8mo	$332,790	$165	31
616 Emerson Ln	0.75mi	4/2.5 (+1)	2,011 (-11%)	8mo	$282,500	$140	30
653 Emerson Ln	0.73mi	4/2.5 (+1)	2,011 (-11%)	10mo	$317,990	$158	29
641 Emerson Ln	0.74mi	4/2.5 (+1)	2,011 (-11%)	10mo	$309,990	$154	28

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-29,941
• Equity at exit: $37,261

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-12,661
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $167

Break-even live

Break-even rent $1,986

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $308	-5% $237	+0% $167	+5% $96	+10% $25
Rent	-10% $-7	-5% $80	+0% $167	+5% $253	+10% $340
Rate	-1.0pp $293	-0.5pp $230	base $167	+0.5pp $102	+1.0pp $36

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Emerson Ln Westmoreland, TN	4.0	2.5	2075	$2,195	$1.06	15d	1	0.67mi
556 Emerson Ln Westmoreland, TN	4.0	3.0	2011	$2,200	$1.09	18d	1	0.73mi

Listing history 34 events

1. 2026-05-19
   status Pending 597-char remark

   Show marketing remark (597 chars)

   SHORT SALE – Sale subject to lender approval. Seller is working with an experienced short sale processor helping to expedite the approval. Fee to buyer paid at closing. Contact agent for more information. Offering over 2,300 sqft, this home features an oversized living room, spacious primary suite with tiled walk-in shower, built-in storm shelter, detached shed/workshop, and a fully fenced backyard backing up to a tree line for added privacy. Conveniently located near local schools, shopping, restaurants, and Highway 31E for an easy commute. Home being sold as-is. Inspections welcome.

2. 2026-05-09
   listed $249,900 Active 597-char remark

   Show marketing remark (597 chars)

   SHORT SALE – Sale subject to lender approval. Seller is working with an experienced short sale processor helping to expedite the approval. Fee to buyer paid at closing. Contact agent for more information. Offering over 2,300 sqft, this home features an oversized living room, spacious primary suite with tiled walk-in shower, built-in storm shelter, detached shed/workshop, and a fully fenced backyard backing up to a tree line for added privacy. Conveniently located near local schools, shopping, restaurants, and Highway 31E for an easy commute. Home being sold as-is. Inspections welcome.

3. 2026-05-08
   historical
4. 2026-04-22
   price $289,900
5. 2026-04-09
   price $298,000
6. 2026-03-19
   listed $299,900 Active
7. 2026-03-13
   historical
8. 2025-10-06
   historical
9. 2025-09-19
   status Active
10. 2025-09-18
    historical
11. 2025-07-28
    price $329,900
12. 2025-07-11
    listed $339,900 Active
13. 2025-07-10
    historical
14. 2025-05-12
    price $339,900
15. 2025-04-29
    price $348,900
16. 2025-03-17
    listed $349,900 Active
17. 2023-04-02
    listed $359,000 Active
18. 2023-03-18
    historical
19. 2021-12-27
    soldstatus $298,900
20. 2021-12-22
    soldstatus $298,900 Closed
21. 2021-11-11
    status Pending
22. 2021-11-04
    status Active
23. 2021-10-21
    status Pending
24. 2021-10-19
    price $298,900
25. 2021-10-05
    listed $299,900 Active
26. 2021-06-22
    soldstatus $185,000
27. 2015-05-01
    soldstatus $144,900 Closed
28. 2015-04-23
    soldstatus $144,900
29. 2015-04-15
    status Pending
30. 2015-03-09
    historical Contingent - Financing
31. 2015-02-13
    price $144,900
32. 2015-01-16
    listed $149,900 Active
33. 2003-08-07
    soldstatus $63,000
34. 1991-10-04
    soldstatus $41,400

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $26,368
• − Mortgage interest: −$13,998
• − Property taxes: −$1,855
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$7,270
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,534/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

+503.6% since first listed

34 events — show timeline

• 2026-05-19 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-09 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2026-05-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-22 Price Changed $289,900 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Price Changed $298,000 REALTRACS as Distributed by MLS Grid
• 2026-03-19 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2026-03-13 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2025-10-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-28 Price Changed $329,900 REALTRACS as Distributed by MLS Grid
• 2025-07-11 Listed $339,900 REALTRACS as Distributed by MLS Grid
• 2025-07-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-12 Price Changed $339,900 REALTRACS as Distributed by MLS Grid
• 2025-04-29 Price Changed $348,900 REALTRACS as Distributed by MLS Grid
• 2025-03-17 Listed $349,900 REALTRACS as Distributed by MLS Grid
• 2023-04-02 Listed $359,000 REALTRACS as Distributed by MLS Grid
• 2023-03-18 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2021-12-27 Sold (Public Records) $298,900 Public Records
• 2021-12-22 Sold (MLS) $298,900 REALTRACS as Distributed by MLS Grid
• 2021-11-11 Pending — REALTRACS as Distributed by MLS Grid
• 2021-11-04 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-10-21 Pending — REALTRACS as Distributed by MLS Grid
• 2021-10-19 Price Changed $298,900 REALTRACS as Distributed by MLS Grid
• 2021-10-05 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2021-06-22 Sold (Public Records) $185,000 Public Records
• 2015-05-01 Sold (MLS) $144,900 REALTRACS as Distributed by MLS Grid
• 2015-04-23 Sold (Public Records) $144,900 Public Records
• 2015-04-15 Pending — REALTRACS as Distributed by MLS Grid
• 2015-03-09 Contingent — REALTRACS as Distributed by MLS Grid
• 2015-02-13 Price Changed $144,900 REALTRACS as Distributed by MLS Grid
• 2015-01-16 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2003-08-07 Sold (Public Records) $63,000 Public Records
• 1991-10-04 Sold (Public Records) $41,400 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,855 · +58.4% YoY. Source: county tax records.