Blue Ridge Modern Farmhouse Plan · Mount Juliet, TN 37122

$330,108

3 bd · 3.0 ba · 2,057 sqft · SingleFamily · 567 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Refined cabin feel for the country or the mountains with a wrap around porch to enjoy the view. Stay inside and enjoy the view through the beautiful glass viewing wall with a vaulted ceiling in the living room. This plan offers 2 bedrooms on main and a 3rd bedroom with loft on second floor.

Key facts

• Wrap around porch
• Vaulted ceiling
• Glass viewing wall

Tags

• WRAP AROUND PORCH
• GLASS VIEWING WALL
• VAULTED CEILING

🏗️ New construction. The $330,108 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $413,003.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $330k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (20.8% below list).
• Recommended offer: $262k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.8% in Mount Juliet — 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 (#48 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elzie D Patton Elementary School (math 52% / reading 42%, grade D-, #139 of 952 statewide, top 16%, 469 students, 0% FRL); Mt. Juliet Middle School (math 41% / reading 36%, grade F, #49 of 333 statewide, top 15%, 1,022 students, 0% FRL); Mt. Juliet High School (math 20% / reading 49%, grade F, #41 of 332 statewide, top 15%, 1,633 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 1382 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 567 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $261,569 (20.8% 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 567 days. Have you received any prior offers? Is the seller open to a 21% 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 B-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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $413,003
• List price: $330,108
• Delta: -20.07%
• 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
104 Sunset Dr	0.25mi	3/2.5	2,051 (-0%)	7mo	$369,900	$180	80
534 Creek Pt	0.36mi	3/2.5	2,292 (+11%)	1mo	$436,400	$190	61
526 Creek Pt	0.42mi	3/2.5	1,865 (-9%)	4mo	$450,000	$241	60
614 Creekfront Dr	0.46mi	3/2.0	1,940 (-6%)	8mo	$345,400	$178	58
904 Park Crest Ct	0.63mi	3/2.5	2,053 (-0%)	15mo	$540,000	$263	56
130 Sunset Dr	0.44mi	4/2.0 (+1)	2,126 (+3%)	12mo	$549,900	$259	55
302 Park Glen Dr	0.58mi	3/2.5	2,000 (-3%)	15mo	$417,500	$209	54
310 Park Glen Dr	0.57mi	4/3.0 (+1)	2,133 (+4%)	11mo	$400,000	$188	53
307 Park Glen Dr	0.61mi	4/3.0 (+1)	2,040 (-1%)	19mo	$395,000	$194	50
620 Creekfront Dr	0.50mi	3/2.0	1,771 (-14%)	6mo	$349,900	$198	44
309 Park Glen Dr	0.60mi	4/2.5 (+1)	2,230 (+8%)	14mo	$485,000	$217	39
1808 Meadowglen Cir	0.71mi	3/2.5	2,293 (+12%)	16mo	$472,000	$206	33

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.00×
• Total profit: $-115,150
• Equity at exit: $61,580

10-year hold

• IRR: -28.2%
• Equity multiple: -0.36×
• Total profit: $-156,770
• Equity at exit: $35,709

Cash invested: $115,641 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 8 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $420,000 ($201/sqft)
• Median days on market: 55 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 1382
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,616 high
• Mortgage (P&I): −$2,166
• Tax est. 1.5%: −$516 /mo · $6,195/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-788

Break-even live

Break-even rent $3,613

Max offer price $299,012

Occupancy floor —

Sensitivity live

Price	-10% $-502	-5% $-645	+0% $-788	+5% $-930	+10% $-1,073
Rent	-10% $-994	-5% $-891	+0% $-788	+5% $-684	+10% $-581
Rate	-1.0pp $-580	-0.5pp $-683	base $-788	+0.5pp $-895	+1.0pp $-1,004

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: $103,251
• Closing costs: $12,390
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.65mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,939	$1.39	93d	1	0.67mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.67mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,689	$1.27	73d	1	0.70mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	67d	1	0.70mi
191 Old Mount Juliet Rd Mount Juliet, TN	3.0	1.5	1730	$2,195	$1.27	6d	1	0.73mi
6311 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,759	$1.30	6d	1	0.74mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,579	$1.22	6d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,769	$1.31	82d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,719	$1.29	76d	1	0.76mi
5012 Millpond Ct Mount Juliet, TN	3.0	2.5	2138	$2,290	$1.07	64d	1	0.76mi
5004 Millpond Ct Mount Juliet, TN	4.0	2.5	2638	$2,699	$1.02	78d	1	0.77mi
5004 Millpond Ct Mount Juliet, TN	4.0	2.5	2638	$2,699	$1.02	76d	1	0.77mi
6319 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,749	$1.30	67d	1	0.79mi
1214 Saddle Brk Mount Juliet, TN	3.0	2.0	1633	$2,275	$1.39	3d	1	0.79mi
359 Park Glen Dr Mt Juliet, TN	3.0	2.5	1704	$2,369	$1.39	6d	1	0.81mi
3005 Fieldstone Ct Mount Juliet, TN	3.0	2.0	1656	$2,440	$1.47	0d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,669	$1.53	78d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,839	$1.63	108d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,519	$1.44	67d	1	0.83mi
2856 Park Knoll Dr Mount Juliet, TN	3.0	2.0	1751	$1,700	$0.97	82d	1	0.85mi
7011 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1704	$2,399	$1.41	6d	1	0.86mi
7001 Park Knoll Ln Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	6d	1	0.86mi
7003 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1704	$2,489	$1.46	6d	1	0.86mi
368 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,679	$1.27	6d	1	0.86mi
7021 Park Knoll Ln Mt Juliet, TN	2.0–4.0	2.0–3.0	1638	$2,914	$1.78	6d	1	0.87mi
372 Park Glen Dr Mt Juliet, TN	3.0	2.5	1704	$2,399	$1.41	6d	1	0.89mi
615 Club View Way Mt. Juliet, TN	4.0	2.5	2012	$2,750	$1.37	67d	1	0.92mi
812 Kennear Ln Mount Juliet, TN	3.0	2.0	1607	$2,300	$1.43	67d	1	1.02mi
150 Falkner Ln Mt. Juliet, TN	3.0	2.5	2000	$2,495	$1.25	119d	1	1.03mi
748 Tennypark Ln Mount Juliet, TN	3.0	2.5	1679	$2,400	$1.43	139d	1	1.03mi
4708 Venito St Mount Juliet, TN	4.0	3.0	2827	$3,100	$1.10	2d	1	1.05mi
523 Montrose Dr Mount Juliet, TN	3.0	2.5	2163	$3,150	$1.46	119d	1	1.08mi
200 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,780	$1.34	6d	1	1.15mi
210 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.15mi
212 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,765	$1.33	6d	1	1.16mi
214 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.16mi
220 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,800	$1.35	6d	1	1.18mi
7020 Timber Oak Dr Mount Juliet, TN	3.0	2.5	1860	$2,500	$1.34	6d	1	1.26mi
608 Doral Pointe Mount Juliet, TN	3.0	2.5	1696	$2,373	$1.40	4d	1	1.28mi

Listing history 50 events

1. 2026-09-23
   days on market $330,108 Active 567 DOM
2. 2026-09-22
   days on market $330,108 Active 566 DOM
3. 2026-09-21
   days on market $330,108 Active 565 DOM
4. 2026-09-20
   days on market $330,108 Active 564 DOM
5. 2026-09-19
   days on market $330,108 Active 563 DOM
6. 2026-09-18
   days on market $330,108 Active 562 DOM
7. 2026-09-17
   days on market $330,108 Active 561 DOM
8. 2026-09-16
   days on market $330,108 Active 560 DOM
9. 2026-09-15
   days on market $330,108 Active 559 DOM
10. 2026-09-14
    days on market $330,108 Active 558 DOM
11. 2026-09-13
    days on market $330,108 Active 557 DOM
12. 2026-09-12
    days on market $330,108 Active 556 DOM
13. 2026-09-11
    days on market $330,108 Active 555 DOM
14. 2026-09-05
    days on market $330,108 Active 549 DOM
15. 2026-09-04
    days on market $330,108 Active 548 DOM
16. 2026-09-03
    days on market $330,108 Active 547 DOM
17. 2026-08-31
    days on market $330,108 Active 544 DOM
18. 2026-08-30
    days on market $330,108 Active 543 DOM
19. 2026-08-29
    days on market $330,108 Active 542 DOM
20. 2026-08-28
    days on market $330,108 Active 541 DOM
21. 2026-08-27
    days on market $330,108 Active 540 DOM
22. 2026-08-25
    days on market $330,108 Active 538 DOM
23. 2026-08-24
    days on market $330,108 Active 537 DOM
24. 2026-08-23
    days on market $330,108 Active 536 DOM
25. 2026-08-22
    days on market $330,108 Active 535 DOM
26. 2026-08-21
    days on market $330,108 Active 534 DOM
27. 2026-08-20
    days on market $330,108 Active 533 DOM
28. 2026-08-19
    days on market $330,108 Active 532 DOM
29. 2026-08-18
    days on market $330,108 Active 531 DOM
30. 2026-08-17
    days on market $330,108 Active 530 DOM
31. 2026-08-16
    days on market $330,108 Active 529 DOM
32. 2026-08-15
    days on market $330,108 Active 528 DOM
33. 2026-08-14
    days on market $330,108 Active 527 DOM
34. 2026-08-13
    days on market $330,108 Active 526 DOM
35. 2026-08-12
    days on market $330,108 Active 525 DOM
36. 2026-08-11
    days on market $330,108 Active 524 DOM
37. 2026-08-10
    days on market $330,108 Active 523 DOM
38. 2026-08-09
    days on market $330,108 Active 522 DOM
39. 2026-08-08
    days on market $330,108 Active 521 DOM
40. 2026-08-07
    days on market $330,108 Active 520 DOM
41. 2026-08-06
    days on market $330,108 Active 519 DOM
42. 2026-08-05
    days on market $330,108 Active 518 DOM
43. 2026-08-04
    days on market $330,108 Active 517 DOM
44. 2026-08-03
    days on market $330,108 Active 516 DOM
45. 2026-07-31
    days on market $330,108 Active 513 DOM
46. 2026-07-30
    days on market $330,108 Active 511 DOM
47. 2026-07-28
    days on market $330,108 Active 510 DOM
48. 2026-07-26
    days on market $330,108 Active 508 DOM
49. 2026-07-24
    days on market $330,108 Active 506 DOM
50. 2026-07-23
    days on market $330,108 Active 505 DOM

ⓘ 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: $31,388
• − Mortgage interest: −$23,135
• − Property taxes: −$6,195
• − Insurance: −$2,065
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$12,015
• Taxable loss: −$17,043
• Est. tax savings @ 24.0%: +$4,090
• After-tax cash flow: $-5,363/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern farmhouse is in excellent condition with no visible repairs needed. It offers a great balance of curb appeal and interior updates, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home feel new ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Elzie D Patton Elementary School D- TN #139/952 Nat'l #14,504/41,679 Middle West Wilson Middle School F TN #45/333 Nat'l #6,151/14,009 High Mt. Juliet High School F TN #41/332 Nat'l #9,639/17,239

Schools (NCES district)

• District: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

B Composite livability gradescore 71/100

Livability — Mount Juliet

• Score: 71/100
• State rank: #48
• US rank: #7154

Category grades

Amenities F Commute F Cost of living C+ 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: Mount Juliet, TN
• County: Wilson County · 160,409 people
• City population: 68,492
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 68,492
• Household income: $112,967
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 8% of renters

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Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

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Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.85%
• Current HPI: 306.1814
• Rent YoY: ▲ 3.72%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

-0.7% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $325,390 Zillow
• 2026-05-06 Price Changed $268,636 Zillow
• 2026-05-06 Price Changed $325,390 Zillow
• 2026-05-06 Price Changed $268,636 Zillow
• 2026-04-15 Price Changed $325,390 Zillow
• 2026-04-15 Relisted — Zillow
• 2026-01-10 Delisted — Zillow
• 2025-07-16 Relisted — Zillow
• 2025-07-14 Delisted — Zillow
• 2025-06-08 Relisted — Zillow
• 2025-04-03 Delisted — Zillow
• 2025-03-03 Price Changed $316,097 Zillow
• 2024-08-19 Listed $327,596 Zillow