1252 Daniel St · Clarksville, TN 37040

$128,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 60 Days on market

Built 1952 9,147 sqft lot Est $211k · 39% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable remodeled cottage with fenced in yard. Storage building/Garage in back with plenty of parking area. Home has added on addition to be used as a hobby room or rec room. Close to APSU

Key facts

• Previously renovated
• Practical layout
• Central location

Tags

• PRACTICAL LAYOUT
• CENTRAL LOCATION
• PREVIOUSLY RENOVATED
• STORAGE SHED
• CONVENIENT TO DOWNTOWN

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof; Existing construction
• Exterior features: Deck; Back yard fencing; Storage structure; Level lot

Interior

• Kitchen: Eat-in kitchen (13x20); Electric oven
• Bedrooms: 2 bedrooms (both on the main level); Bedroom 1: 15x13; Bedroom 2: 10x12
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Electric oven; Laminate and tile flooring; Crawl space basement; Living room fireplace
• Laundry & utility: Natural gas available; Water available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Clarksville — 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 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Barksdale Elementary (math 45% / reading 35%, grade F, #226 of 952 statewide, top 24%, 496 students, 0% FRL); Clarksville High (math 7% / reading 52%, grade F, #86 of 332 statewide, top 27%, 1,561 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $891 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $31k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $129k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,033 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $211,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Lucas Ln	0.12mi	3/1.0 (+1)	1,032 (-2%)	10mo	$220,000	$213	78
1231 Daniel St	0.09mi	2/1.0	953 (-10%)	8mo	$187,000	$196	73
775 Greenwood Ave	0.47mi	2/2.0	1,034 (-2%)	0mo	$227,000	$220	70
1227 Greenfield Dr	0.10mi	2/2.5	1,164 (+10%)	2mo	$230,000	$198	70
12271/2 Greenfield Dr	0.11mi	2/2.5	1,164 (+10%)	7mo	$225,000	$193	66
138 Cross Ln	0.45mi	2/1.0	1,000 (-5%)	6mo	$194,000	$194	66
1322 Vogue Hill Rd	0.34mi	3/1.0 (+1)	1,000 (-5%)	12mo	$225,000	$225	60
803 Old Woodmont Blvd	0.48mi	3/1.0 (+1)	1,125 (+6%)	2mo	$224,900	$200	60
758 Woodmont Blvd	0.52mi	2/1.0	925 (-12%)	7mo	$205,000	$222	49
913 Woodland St	0.54mi	3/1.0 (+1)	950 (-10%)	7mo	$77,500	$82	47
914 Woodland St	0.51mi	3/2.0 (+1)	1,204 (+14%)	1mo	$260,000	$216	43
1206 Talley Dr	0.69mi	3/1.0 (+1)	912 (-14%)	11mo	$135,000	$148	31

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 · 1.32% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,929
• Equity at exit: $19,219

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-408
• Equity at exit: $11,145

Cash invested: $36,092 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$676
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $206

Break-even live

Break-even rent $1,043

Max offer price $128,900

Occupancy floor 79%

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Daniel St Clarksville, TN	2.0	1.0	912	$1,125	$1.23	21d	1	0.04mi
865 Central Ave Unit 1367377P Clarksville, TN	3.0	2.5	1377	$2,445	$1.78	21d	1	0.23mi
947 Wall St Clarksville, TN	2.0	2.5	1032	$1,299	$1.26	13d	1	0.23mi
114 Valley View Cir Unit B Clarksville, TN	3.0	2.0	1450	$1,700	$1.17	21d	1	0.34mi
857 Greenwood Ave Unit A Clarksville, TN	2.0	1.0	861	$995	$1.16	21d	1	0.38mi
906 E Happy Hollow Dr Clarksville, TN	3.0	2.0	1200	$1,315	$1.10	21d	1	0.49mi
701 Gracey Ave Clarksville, TN	2.0	2.0	999	$990	$0.99	21d	1	0.49mi
767 Monroe St Unit A Clarksville, TN	3.0	1.5	1066	$1,275	$1.20	21d	1	0.51mi
922 E Happy Hollow Dr Clarksville, TN	3.0	2.0	1200	$1,325	$1.10	21d	1	0.51mi
925 Woody Hills Dr Clarksville, TN	3.0	2.0	1205	$1,895	$1.57	13d	1	0.51mi
918 E Happy Hollow Dr Unit 922 Clarksville, TN	3.0	2.0	1200	$1,325	$1.10	21d	1	0.51mi
441 Kelly Ln Clarksville, TN	2.0–3.0	2.0	1051	$925	$0.88	21d	1	0.52mi
1494 Golf Club Ln Clarksville, TN	2.0–3.0	2.5–3.0	1288	$1,420	$1.10	13d	7	0.56mi
464 Thompkins Ln Clarksville, TN	3.0	1.5	1100	$1,375	$1.25	21d	1	0.63mi
919 Martin St Unit B6 Clarksville, TN	2.0	2.5	1100	$1,295	$1.18	21d	1	0.63mi
625 Greenwood Ave Clarksville, TN	2.0	1.0	800	$1,000	$1.25	21d	1	0.66mi
180 Clay Ridge Dr Clarksville, TN	3.0	2.5	1412	$1,695	$1.20	21d	1	0.73mi
1010 Ridgecrest Dr Clarksville, TN	2.0	1.0	775	$1,150	$1.48	13d	1	0.76mi
803 Golf View Pl Unit C Clarksville, TN	2.0	1.5	1000	$975	$0.97	21d	1	0.81mi
945 Cumberland Dr Clarksville, TN	3.0	2.5	1350	$1,500	$1.11	21d	1	0.82mi
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	13d	1	0.83mi
839 Cumberland Dr Clarksville, TN	3.0	2.5	1269	$1,550	$1.22	21d	1	0.83mi
813 Golf View Pl Apt B Clarksville, TN	2.0	2.0	1050	$985	$0.94	21d	1	0.83mi
815 Golf View Pl Apt E Clarksville, TN	2.0	1.5	1050	$950	$0.90	21d	1	0.85mi
1221 Madison St Unit 2 Clarksville, TN	2.0	1.0	750	$795	$1.06	13d	1	0.86mi
254 Woodland Valley Ln Clarksville, TN	2.0	2.5	1216	$1,400	$1.15	21d	1	0.87mi
335 Greenwood Ave Clarksville, TN	2.0	2.5	1117	$1,245	$1.11	21d	1	0.87mi
1436 McCan Dr Clarksville, TN	2.0	1.0	880	$805	$0.91	13d	1	0.88mi
1221 Madison St Unit 6 Clarksville, TN	2.0	1.0	750	$795	$1.06	21d	1	0.90mi
219 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	21d	1	0.95mi
127 Davis Ridge Ln Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	21d	1	0.96mi
218 Woodland Valley Ln Clarksville, TN	2.0	2.5	1228	$1,250	$1.02	21d	1	0.96mi
300 Greenwood Ave Clarksville, TN	1.0	1.5	1360	$1,155	$0.85	13d	1	0.97mi
121 Lookout Dr Unit Upstairs Clarksville, TN	2.0	1.0	1476	$1,025	$0.69	13d	1	0.99mi
947 Charlotte St Clarksville, TN	2.0	1.0	800	$850	$1.06	21d	1	1.00mi
545 12th St Clarksville, TN	2.0	1.0	900	$962	$1.07	21d	4	1.00mi
412 Highland Cir Clarksville, TN	2.0	1.0	775	$1,095	$1.41	13d	1	1.03mi
400 Highland Cir Clarksville, TN	3.0	1.0	936	$950	$1.01	21d	1	1.03mi
330 S 7th St Unit B Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	21d	1	1.07mi
320 S 7th St Unit 330A Clarksville, TN	3.0	2.0	1152	$1,475	$1.28	21d	1	1.07mi

Listing history 24 events

1. 2026-06-09
   status $128,900 Pending 60 DOM
2. 2026-06-08
   days on market $128,900 Active 60 DOM
3. 2026-06-07
   days on market $128,900 Active 59 DOM
4. 2026-06-05
   pricedays on market $128,900 Active 56 DOM
5. 2026-06-03
   days on market $129,900 Active 55 DOM
6. 2026-06-02
   days on market $129,900 Active 54 DOM
7. 2026-05-31
   days on market $129,900 Active 52 DOM
8. 2026-05-30
   days on market $129,900 Active 51 DOM
9. 2026-05-14
   price $138,900
10. 2026-05-07
    price $139,900
11. 2026-04-30
    price $149,900
12. 2026-04-23
    price $158,900
13. 2026-04-09
    listed $159,900 Active
14. 2017-09-04
    soldstatus $63,000 Closed 193-char remark

    Show marketing remark (193 chars)

    Adorable remodeled cottage with fenced in yard. Storage building/Garage in back with plenty of parking area. Home has added on addition to be used as a hobby room or rec room. Close to APSU

15. 2017-09-01
    soldstatus $59,000
16. 2017-06-05
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Adorable remodeled cottage with fenced in yard. Storage building/Garage in back with plenty of parking area. Home has added on addition to be used as a hobby room or rec room. Close to APSU

17. 2017-04-25
    price $62,400 193-char remark

    Show marketing remark (193 chars)

    Adorable remodeled cottage with fenced in yard. Storage building/Garage in back with plenty of parking area. Home has added on addition to be used as a hobby room or rec room. Close to APSU

18. 2017-04-06
    listed $62,900 Active 193-char remark

    Show marketing remark (193 chars)

    Adorable remodeled cottage with fenced in yard. Storage building/Garage in back with plenty of parking area. Home has added on addition to be used as a hobby room or rec room. Close to APSU

19. 2016-12-19
    soldstatus $30,000 Closed 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage with fully fenced yard, 2 spacious bedrooms. Storage building. Located Downtown, close to APSU

20. 2016-11-30
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage with fully fenced yard, 2 spacious bedrooms. Storage building. Located Downtown, close to APSU

21. 2016-11-09
    price $32,000 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage with fully fenced yard, 2 spacious bedrooms. Storage building. Located Downtown, close to APSU

22. 2016-09-20
    price $37,000 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage with fully fenced yard, 2 spacious bedrooms. Storage building. Located Downtown, close to APSU

23. 2016-08-14
    listed $42,000 Active 108-char remark

    Show marketing remark (108 chars)

    Cute Cottage with fully fenced yard, 2 spacious bedrooms. Storage building. Located Downtown, close to APSU

24. 1999-03-30
    soldstatus $35,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,657
• − Mortgage interest: −$7,220
• − Property taxes: −$1,136
• − Insurance: −$644
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,750
• Taxable income: $402
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,381/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: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• Metro: Clarksville, TN-KY
• 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

+296.9% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $138,900 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Price Changed $139,900 REALTRACS as Distributed by MLS Grid
• 2026-04-30 Price Changed $149,900 REALTRACS as Distributed by MLS Grid
• 2026-04-23 Price Changed $158,900 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2017-09-04 Sold (MLS) $63,000 REALTRACS as Distributed by MLS Grid
• 2017-09-01 Sold (Public Records) $59,000 Public Records
• 2017-06-05 Pending — REALTRACS as Distributed by MLS Grid
• 2017-04-25 Price Changed $62,400 REALTRACS as Distributed by MLS Grid
• 2017-04-06 Listed $62,900 REALTRACS as Distributed by MLS Grid
• 2016-12-19 Sold (MLS) $30,000 REALTRACS as Distributed by MLS Grid
• 2016-11-30 Pending — REALTRACS as Distributed by MLS Grid
• 2016-11-09 Price Changed $32,000 REALTRACS as Distributed by MLS Grid
• 2016-09-20 Price Changed $37,000 REALTRACS as Distributed by MLS Grid
• 2016-08-14 Listed $42,000 REALTRACS as Distributed by MLS Grid
• 1999-03-30 Sold (Public Records) $35,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,136 · +1.3% YoY. Source: county tax records.