6008 Elliott Ct · Nolensville, TN 37014

$1,247,272

5 bd · 4.0 ba · 4,532 sqft · SingleFamily · 57 Days on market

Built 2026 0.26 ac lot $275/sqft · 5% above area Est $1187k · 5% over $55/mo HOA · 1% of rent

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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).

• Appreciation +8.3/10.0
• Cash flow +7.5/30.0
• Schools +5.5/10.0
• ARV discount +5.2/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

This home will include a fully finished basement, and we currently have only 2 basement homesites left. Estimated completion is November 2026. This is a to‑be‑built home. The attached floor plan reflects the A Elevation. . 3 car side load garage, included fully sodded front, sides and rear yard and full irrigation system! This home features a wide selection of beautiful, designer‑chosen upgrades throughout—carefully curated to deliver both style and functionality.

Key facts

• 0.26 acre lot
• 3 garage spots
• Built 2026

Tags

• FULLY FINISHED BASEMENT
• 3 CAR SIDE LOAD GARAGE
• FULL IRRIGATION SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Quarterly HOA fee of $164; Community amenities include pickleball courts, tennis courts, and sidewalks; Pets allowed

Exterior

• Parking: 3 covered parking spaces; 3-car garage with side-facing garage
• Security: Smoke detector(s)
• Utilities: Public water; STEP sewer system; Electricity available; Natural gas available; Cable connected
• Home design: Single family residence; Residential property; Three or more levels; New construction
• Construction: Brick, fiber cement, and frame construction; New construction; Slab foundation; Newly built
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Built-in gas oven; Dishwasher; Disposal; Ice maker; Microwave; Stainless steel appliances
• Bedrooms: 5 bedrooms total; 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Finished basement; Built-in gas oven, dishwasher, disposal, ice maker, microwave, and stainless steel appliances; Wood flooring; Smoke detectors; Thermostat and sealed ducting for improved energy efficiency
• Laundry & utility: Washer hookup; Electric dryer hookup; Slab foundation (utility access)

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.03M (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $904k (27.5% below list).
• Recommended offer: $904k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.2% in Nolensville — 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 79/100 on livability (#2 in TN, #2,317 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living 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: Sunset Elementary School (math 62% / reading 57%, grade B-, #60 of 952 statewide, top 7%, 623 students, 0% FRL); Fred J Page Middle School (math 63% / reading 60%, grade B+, #5 of 333 statewide, top 2%, 1,249 students, 0% FRL); Fred J Page High School (math 17% / reading 69%, grade F, #20 of 332 statewide, top 6%, 1,284 students, 0% FRL).
• Market conditions: 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).

Forward outlook

• In year one you build about $90k of equity ($9k loan paydown + $82k appreciation (6.5% local appreciation)).
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$144k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.

Recommended offer $903,982 (27.5% 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 57 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $1,187,058
• List price: $1,247,272
• Delta: 5.07%
• 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
6025 Elliott Ct	0.22mi	5/5.5	4,494 (-1%)	1mo	$1,617,795	$360	82
5809 Luke Ct	0.24mi	5/4.5	4,494 (-1%)	5mo	$1,405,205	$313	81
5120 High Park Hill Dr	0.07mi	6/4.5 (+1)	4,272 (-6%)	1mo	$1,250,000	$293	79
5155 High Park Hill Dr	0.17mi	5/5.5	4,706 (+4%)	1mo	$1,560,325	$332	79
5901 Luke Ct	0.24mi	5/5.5	4,460 (-2%)	5mo	$1,610,062	$361	76
5159 High Park Hill Dr	0.17mi	5/6.0	4,325 (-5%)	2mo	$1,350,000	$312	75
5900 Luke Ct	0.24mi	5/5.0	4,321 (-5%)	4mo	$1,351,309	$313	74
5912 Luke Ct	0.08mi	5/5.5	4,113 (-9%)	2mo	$1,444,570	$351	73
6009 Elliott Ct	0.28mi	5/5.5	4,402 (-3%)	5mo	$1,400,137	$318	72
6013 Elliott Ct	0.24mi	5/5.5	4,266 (-6%)	6mo	$1,476,520	$346	68
5918 Luke Ct	0.03mi	5/5.5	3,916 (-14%)	2mo	$1,299,990	$332	68
5151 High Park Hill Dr	0.17mi	5/5.5	4,960 (+9%)	6mo	$1,533,550	$309	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.87×
• Total profit: $303,222
• Equity at exit: $827,261

10-year hold

• IRR: 13.1%
• Equity multiple: 3.75×
• Total profit: $959,324
• Equity at exit: $1,538,954

Cash invested: $349,236 (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 37014

• Home prices YoY: 1.3%
• Active inventory: 124
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $9,040 medium
• Mortgage (P&I): −$6,541
• Tax est. 1.5%: −$1,559 /mo · $18,709/yr
• Insurance: −$520
• HOA: −$55
• Vacancy / Maint / Mgmt: −$1,898
• Net cashflow: $-1,533

Break-even live

Break-even rent $10,981

Max offer price $1,025,422

Occupancy floor —

Sensitivity live

Price	-10% $-671	-5% $-1,102	+0% $-1,533	+5% $-1,964	+10% $-2,395
Rent	-10% $-2,247	-5% $-1,890	+0% $-1,533	+5% $-1,176	+10% $-819
Rate	-1.0pp $-905	-0.5pp $-1,216	base $-1,533	+0.5pp $-1,856	+1.0pp $-2,185

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: $311,818
• Closing costs: $37,418
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 Goshawk Ct Arrington, TN	5.0	5.5	5835	$11,900	$2.04	19d	1	0.86mi
1301 Ashby Valley Ln Arrington, TN	4.0	4.5	4282	$6,500	$1.52	25d	1	0.93mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 15 events

1. 2026-06-21
   days on market $1,247,272 Active 57 DOM
2. 2026-06-18
   days on market $1,247,272 Active 54 DOM
3. 2026-06-17
   days on market $1,247,272 Active 53 DOM
4. 2026-06-16
   days on market $1,247,272 Active 52 DOM
5. 2026-06-15
   days on market $1,247,272 Active 51 DOM
6. 2026-06-13
   days on market $1,247,272 Active 49 DOM
7. 2026-06-13
   days on market $1,247,272 Active 48 DOM
8. 2026-06-09
   days on market $1,247,272 Active 45 DOM
9. 2026-06-08
   days on market $1,247,272 Active 44 DOM
10. 2026-06-07
    days on market $1,247,272 Active 43 DOM
11. 2026-06-02
    days on market $1,247,272 Active 38 DOM
12. 2026-06-01
    days on market $1,247,272 Active 37 DOM
13. 2026-05-31
    days on market $1,247,272 Active 36 DOM
14. 2026-05-01
    price $1,247,272 473-char remark
15. 2026-04-25
    listed $1,237,272 Active 473-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $108,478
• − Mortgage interest: −$69,867
• − Property taxes: −$18,709
• − Insurance: −$6,236
• − Repairs & maintenance: −$8,678
• − Management: −$8,678
• − HOA: −$660
• − Depreciation: −$36,284
• Taxable loss: −$40,635
• Est. tax savings @ 24.0%: +$9,752
• After-tax cash flow: $-8,646/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 — Nolensville

• Score: 79/100
• State rank: #2
• US rank: #2317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,409
• Population (ZIP): 3,633

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 12% Slovak 1% English 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 2%

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: ▲ 6.54%
• Current HPI: 498.4505
• 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

+0.8% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $1,247,272 REALTRACS as Distributed by MLS Grid
• 2026-04-25 Listed $1,237,272 REALTRACS as Distributed by MLS Grid