250 Wagoners Way · Westmoreland, TN 37186

$315,000

3 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 87 Days on market

Built 2014 0.29 ac lot $232/sqft · at area comps Est $332k · 5% 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 +9.9/30.0
• ARV discount +9.8/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, convenience, and charm in this beautifully maintained 3-bedroom, 2-bath home located in the sought-after Ridgecrest subdivision. Nestled on a generous 0.29-acre lot with a serene wooded backdrop, this property offers both privacy and a welcoming neighborhood atmosphere. Step inside to an inviting open floor plan filled with natural light, featuring a spacious living area and a bright eat-in kitchen—ideal for everyday living and effortless entertaining. The primary suite provides a relaxing retreat with its own full bath, while two additional bedrooms offer versatility for guests, a home office, or growing needs. Enjoy outdoor living on the back deck overlooking the peaceful yard, perfect for morning coffee or evening gatherings. Additional features include a 2-car attached garage, low-maintenance gutter guards, and a full basement/crawlspace with excellent storage or future expansion potential. Conveniently located just minutes from Westmoreland, Gallatin, and Portland, with easy access to major routes—and best of all, no HOA. Whether you’re a first-time buyer, looking to downsize, or seeking a smart investment, this home checks all the boxes. Don’t miss your opportunity to make it yours!

Key facts

• Wooded backdrop
• Open floor plan
• 0.29-acre lot

Tags

• 0.29-ACRE LOT
• WOODED BACKDROP
• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• BACK DECK
• PEACEFUL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (30.3% below list).
• Recommended offer: $220k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Westmoreland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 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 $9k 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

• It's been on market 87 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $145k; list at $315k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,500 (30.3% 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 87 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.70% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (median comp): $332,193
• List price: $315,000
• Delta: -5.18%
• 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
450 Robins Trl	0.11mi	3/2.0	1,368 (+1%)	12mo	$320,000	$234	83
103 Hummingbird Hill Ct	0.03mi	3/2.0	1,361 (+0%)	21mo	$312,000	$229	81
246 Clyde Wix Rd	0.40mi	3/2.0	1,374 (+1%)	13mo	$339,900	$247	68
250 Clyde Wix Rd	0.42mi	3/2.0	1,374 (+1%)	14mo	$336,000	$245	66
1985 Stevens Dr	0.63mi	3/2.0	1,386 (+2%)	10mo	$320,000	$231	59
1981 Stevens Dr	0.63mi	3/2.0	1,416 (+4%)	10mo	$330,000	$233	55
2119 Stevens Dr	0.73mi	3/1.0	1,304 (-4%)	1mo	$180,000	$138	54
6102 Austin Peay Hwy	0.66mi	3/2.0	1,500 (+10%)	10mo	$349,872	$233	43
2006 Stevens Dr	0.64mi	3/1.0	1,296 (-4%)	21mo	$240,800	$186	41
4183 Bledsoe St	0.29mi	3/1.0	1,538 (+13%)	23mo	$349,900	$228	41
6009 Austin Peay Hwy	0.70mi	2/1.0 (-1)	1,431 (+6%)	12mo	$229,500	$160	39
5930 Austin Peay Hwy	0.69mi	3/2.0	1,165 (-14%)	12mo	$250,000	$215	34

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-63,657
• Equity at exit: $46,968

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-72,001
• Equity at exit: $27,235

Cash invested: $88,200 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-196

Break-even live

Break-even rent $2,443

Max offer price $280,344

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-107	+0% $-196	+5% $-285	+10% $-374
Rent	-10% $-370	-5% $-283	+0% $-196	+5% $-109	+10% $-23
Rate	-1.0pp $-38	-0.5pp $-116	base $-196	+0.5pp $-278	+1.0pp $-361

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2199 Fincher Dr Westmoreland, TN	3.0	2.0	1532	$2,195	$1.43	8d	1	0.89mi

Listing history 28 events

1. 2026-06-18
   days on market $315,000 Active 87 DOM
2. 2026-06-17
   days on market $315,000 Active 86 DOM
3. 2026-06-16
   days on market $315,000 Active 85 DOM
4. 2026-06-15
   days on market $315,000 Active 84 DOM
5. 2026-06-13
   days on market $315,000 Active 82 DOM
6. 2026-06-13
   days on market $315,000 Active 81 DOM
7. 2026-06-09
   days on market $315,000 Active 78 DOM
8. 2026-06-08
   days on market $315,000 Active 77 DOM
9. 2026-06-07
   days on market $315,000 Active 76 DOM
10. 2026-06-05
    days on market $315,000 Active 73 DOM
11. 2026-06-03
    days on market $315,000 Active 72 DOM
12. 2026-06-02
    days on market $315,000 Active 71 DOM
13. 2026-06-01
    days on market $315,000 Active 70 DOM
14. 2026-05-31
    days on market $315,000 Active 69 DOM
15. 2026-04-09
    price $315,000 1270-char remark

    Show marketing remark (1270 chars)

    Discover the perfect blend of comfort, convenience, and charm in this beautifully maintained 3-bedroom, 2-bath home located in the sought-after Ridgecrest subdivision. Nestled on a generous 0.29-acre lot with a serene wooded backdrop, this property offers both privacy and a welcoming neighborhood atmosphere. Step inside to an inviting open floor plan filled with natural light, featuring a spacious living area and a bright eat-in kitchen—ideal for everyday living and effortless entertaining. The primary suite provides a relaxing retreat with its own full bath, while two additional bedrooms offer versatility for guests, a home office, or growing needs. Enjoy outdoor living on the back deck overlooking the peaceful yard, perfect for morning coffee or evening gatherings. Additional features include a 2-car attached garage, low-maintenance gutter guards, and a full basement/crawlspace with excellent storage or future expansion potential. Conveniently located just minutes from Westmoreland, Gallatin, and Portland, with easy access to major routes—and best of all, no HOA. Whether you’re a first-time buyer, looking to downsize, or seeking a smart investment, this home checks all the boxes. Don’t miss your opportunity to make it yours!

16. 2026-03-23
    listed $325,000 Active 1270-char remark

    Show marketing remark (1270 chars)

    Discover the perfect blend of comfort, convenience, and charm in this beautifully maintained 3-bedroom, 2-bath home located in the sought-after Ridgecrest subdivision. Nestled on a generous 0.29-acre lot with a serene wooded backdrop, this property offers both privacy and a welcoming neighborhood atmosphere. Step inside to an inviting open floor plan filled with natural light, featuring a spacious living area and a bright eat-in kitchen—ideal for everyday living and effortless entertaining. The primary suite provides a relaxing retreat with its own full bath, while two additional bedrooms offer versatility for guests, a home office, or growing needs. Enjoy outdoor living on the back deck overlooking the peaceful yard, perfect for morning coffee or evening gatherings. Additional features include a 2-car attached garage, low-maintenance gutter guards, and a full basement/crawlspace with excellent storage or future expansion potential. Conveniently located just minutes from Westmoreland, Gallatin, and Portland, with easy access to major routes—and best of all, no HOA. Whether you’re a first-time buyer, looking to downsize, or seeking a smart investment, this home checks all the boxes. Don’t miss your opportunity to make it yours!

17. 2026-03-21
    historical
18. 2026-02-17
    status Active
19. 2026-02-17
    historical
20. 2026-02-05
    price $325,000
21. 2025-12-05
    listed $335,000 Active
22. 2025-11-14
    historical
23. 2015-03-04
    soldstatus $144,900
24. 2015-02-26
    status Pending
25. 2015-02-26
    soldstatus $144,900 Closed
26. 2015-01-06
    listed Contingent - Inspection
27. 2014-10-28
    listed $144,900
28. 1998-01-06
    soldstatus $150,000

ⓘ 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: $1,765 · $147/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: +$472/yr (+$39/mo · 26.7%)

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$17,645
• − Property taxes: −$1,765
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$9,164
• Taxable loss: −$8,023
• Est. tax savings @ 24.0%: +$1,926
• After-tax cash flow: $-429/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

+110.0% since first listed

14 events — show timeline

• 2026-04-09 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2026-03-23 Listed $325,000 REALTRACS as Distributed by MLS Grid
• 2026-03-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-05 Price Changed $325,000 REALTRACS as Distributed by MLS Grid
• 2025-12-05 Listed $335,000 REALTRACS as Distributed by MLS Grid
• 2025-11-14 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2015-03-04 Sold (Public Records) $144,900 Public Records
• 2015-02-26 Pending — REALTRACS as Distributed by MLS Grid
• 2015-02-26 Sold (MLS) $144,900 REALTRACS as Distributed by MLS Grid
• 2015-01-06 Listed — REALTRACS as Distributed by MLS Grid
• 2014-10-28 Listed $144,900 REALTRACS as Distributed by MLS Grid
• 1998-01-06 Sold (Public Records) $150,000 Public Records

Property tax history

+21.5%/yr

Latest (2025): $1,765 · +58.4% YoY. Source: county tax records.