305 Cedar Hill Rd · Adams, TN 37010

$299,900

4 bd · 2.0 ba · 2,236 sqft · SingleFamily public records · 38 Days on market

Built 1977 0.97 ac lot $134/sqft · 17% below area Est $359k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of space, needs TLC. Could be 6 bedrooms or 4 bedroom with office and extra large family room. Living room with fireplace. Formal dining room. Almost 1 acres lot in the country. Two storage buildings. Great back yard for garden. Perfect house for large family.

Key facts

• 0.97 acre lot
• Garage
• Built 1977

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached 1-car garage (covered)
• Utilities: Private water; Septic tank; Electricity available; Water available
• Home design: Single family residence; One story
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing year built
• Exterior features: Partial fencing; Level lot

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on the main level); Primary suite with double vanity
• Flooring: Wood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Great room living area; Pantry; Crawl space basement; Combination dining area
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (30.9% below list).
• Recommended offer: $207k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#297 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: Jo Byrns Elementary School (math 37% / reading 37%, grade F, #272 of 952 statewide, top 31%, 363 students, 0% FRL); Jo Byrns High School (math 12% / reading 17%, grade F, #250 of 332 statewide, top 76%, 559 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: 41 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 38 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $300k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $207,107 (30.9% 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 38 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $359,419
• List price: $299,900
• Delta: -16.56%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S Church St	0.32mi	4/2.0	1,972 (-12%)	2mo	$300,000	$152	64
223 Cedar Hill Rd	0.17mi	3/2.0 (-1)	1,900 (-15%)	0mo	$456,000	$240	62
7618 Hwy 41 N	0.45mi	3/4.0 (-1)	2,240 (+0%)	8mo	$350,000	$156	60
214 Maple St	0.68mi	3/2.0 (-1)	1,965 (-12%)	19mo	$309,900	$158	27

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-59,700
• Equity at exit: $44,716

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-66,646
• Equity at exit: $25,930

Cash invested: $83,972 (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 37010

• Home prices YoY: -23.7%
• Active inventory: 41
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-172

Break-even live

Break-even rent $2,289

Max offer price $269,468

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-87	+0% $-172	+5% $-257	+10% $-342
Rent	-10% $-336	-5% $-254	+0% $-172	+5% $-90	+10% $-9
Rate	-1.0pp $-21	-0.5pp $-96	base $-172	+0.5pp $-250	+1.0pp $-329

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $299,900 Active 38 DOM
2. 2026-06-18
   days on market $299,900 Active 35 DOM
3. 2026-06-17
   days on market $299,900 Active 34 DOM
4. 2026-06-16
   days on market $299,900 Active 33 DOM
5. 2026-06-15
   days on market $299,900 Active 32 DOM
6. 2026-06-13
   days on market $299,900 Active 30 DOM
7. 2026-06-13
   days on market $299,900 Active 29 DOM
8. 2026-06-09
   days on market $299,900 Active 26 DOM
9. 2026-06-08
   days on market $299,900 Active 25 DOM
10. 2026-06-07
    days on market $299,900 Active 24 DOM
11. 2026-06-03
    days on market $299,900 Active 20 DOM
12. 2026-06-02
    days on market $299,900 Active 19 DOM
13. 2026-06-01
    days on market $299,900 Active 18 DOM
14. 2026-05-31
    days on market $299,900 Active 17 DOM
15. 2026-05-15
    listed $329,900 Active 228-char remark
16. 2026-05-11
    historical $329,900 228-char remark
17. 2018-12-12
    soldstatus $155,000 Closed 266-char remark

    Show marketing remark (266 chars)

    Lots of space, needs TLC. Could be 6 bedrooms or 4 bedroom with office and extra large family room. Living room with fireplace. Formal dining room. Almost 1 acres lot in the country. Two storage buildings. Great back yard for garden. Perfect house for large family.

18. 2018-11-30
    soldstatus $155,000
19. 2018-10-14
    historical Contingent - Financing 266-char remark

    Show marketing remark (266 chars)

    Lots of space, needs TLC. Could be 6 bedrooms or 4 bedroom with office and extra large family room. Living room with fireplace. Formal dining room. Almost 1 acres lot in the country. Two storage buildings. Great back yard for garden. Perfect house for large family.

20. 2018-10-05
    price $180,000 266-char remark

    Show marketing remark (266 chars)

    Lots of space, needs TLC. Could be 6 bedrooms or 4 bedroom with office and extra large family room. Living room with fireplace. Formal dining room. Almost 1 acres lot in the country. Two storage buildings. Great back yard for garden. Perfect house for large family.

21. 2018-09-10
    listed $209,000 Active 266-char remark

    Show marketing remark (266 chars)

    Lots of space, needs TLC. Could be 6 bedrooms or 4 bedroom with office and extra large family room. Living room with fireplace. Formal dining room. Almost 1 acres lot in the country. Two storage buildings. Great back yard for garden. Perfect house for large family.

22. 2005-09-19
    soldstatus $127,500
23. 2002-07-31
    soldstatus $112,000
24. 1998-08-25
    soldstatus $89,900
25. 1992-03-17
    soldstatus $55,940

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$800/yr (+$67/mo · 60.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,853
• − Mortgage interest: −$16,799
• − Property taxes: −$1,329
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$8,724
• Taxable loss: −$7,476
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-273/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 — Adams

• Score: 59/100
• State rank: #297
• US rank: #20566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, TN
• Population (ZIP): 5,143

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -86.74%
• Current HPI: 279.909
• 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

+436.1% since first listed

12 events — show timeline

• 2026-05-27 Price Changed $299,900 REALTRACS as Distributed by MLS Grid
• 2026-05-15 Listed $329,900 REALTRACS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $329,900 REALTRACS as Distributed by MLS Grid
• 2018-12-12 Sold (MLS) $155,000 REALTRACS as Distributed by MLS Grid
• 2018-11-30 Sold (Public Records) $155,000 Public Records
• 2018-10-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-10-05 Price Changed $180,000 REALTRACS as Distributed by MLS Grid
• 2018-09-10 Listed $209,000 REALTRACS as Distributed by MLS Grid
• 2005-09-19 Sold (Public Records) $127,500 Public Records
• 2002-07-31 Sold (Public Records) $112,000 Public Records
• 1998-08-25 Sold (Public Records) $89,900 Public Records
• 1992-03-17 Sold (Public Records) $55,940 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,329 · +0.0% YoY. Source: county tax records.