117 Center St · La Vergne, TN 37086

$209,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 2 Days on market

Built 1981 0.85 ac lot Est $337k · 38% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple Offers. All offers due by Wednesday 9 PM, June 17, 2026. * * * This single-family home is in the heart of La Vergne! Situated on approximately 0.85 acres (37,026 +/- sq ft), this large residential lot is in an established neighborhood with convenient access to I-24, Nashville, Smyrna, Murfreesboro, shopping, dining, schools, and everyday amenities. The existing residence is being sold AS-IS. The property features approximately 134 feet of road frontage, public utilities, and R-1 Single Family Residential zoning. The lot is generally level to gently rolling and provides ample space for outdoor living areas, a workshop, a detached garage, or additional improvements, subj

Key facts

• Public utilities
• 0.85 acre lot
• 2 parking spots

Tags

• LARGE RESIDENTIAL LOT
• PUBLIC UTILITIES

Property features AI

Exterior

• Parking: Attached parking; Covered carport with 2 spaces (total parking for 2)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction; Existing structure
• Exterior features: Lot approximately 0.85 acres; Lot dimensions about 135 x 276.8 (irregular)

Interior

• Kitchen: Built-in electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric oven
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (5.0% below list).
• Recommended offer: $199k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% in La Vergne — 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 64/100 on livability (#171 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D-, amenities F, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Grove Elementary (math 36% / reading 27%, grade F, #398 of 952 statewide, top 42%, 813 students, 0% FRL); Lavergne High School (math 8% / reading 30%, grade F, #202 of 332 statewide, top 62%, 2,100 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.0%/yr); 261 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,509 (5.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $336,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Campbell Pl	0.18mi	3/1.5	1,296 (+6%)	3mo	$337,500	$260	77
1211 Akins Ridge Dr	0.24mi	3/2.0	1,144 (-7%)	1mo	$330,000	$288	76
806 Albin Ct	0.52mi	3/2.0	1,247 (+2%)	2mo	$2,000	$2	71
1703 Erin Trce	0.58mi	3/2.0	1,252 (+2%)	1mo	$344,900	$275	69
305 Kimberly Ann Ct	0.32mi	3/2.0	1,128 (-8%)	4mo	$294,000	$261	68
1913 Guildford Dr	0.19mi	3/2.0	1,096 (-10%)	10mo	$325,000	$297	65
1312 Lantern Light Cv	0.34mi	3/2.0	1,062 (-13%)	2mo	$335,000	$315	60
1904 Moon Ct	0.29mi	3/2.5	1,381 (+13%)	10mo	$325,000	$235	55
1534 Ridgemont Dr	0.62mi	3/2.0	1,092 (-11%)	1mo	$300,000	$275	52
1619 Bill Eller Dr	0.46mi	4/2.0 (+1)	1,092 (-11%)	6mo	$275,000	$252	50
1507 Ridgemont Dr	0.59mi	3/2.0	1,109 (-10%)	8mo	$310,000	$280	50
112 Johns St	0.63mi	3/1.0	1,075 (-12%)	3mo	$275,000	$256	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-21,578
• Equity at exit: $31,163

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-18,150
• Equity at exit: $18,071

Cash invested: $58,520 (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 37086

• Home prices YoY: -21.3%
• Rents YoY: -1.0%
• Active inventory: 261
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $285

Break-even live

Break-even rent $1,624

Max offer price $209,000

Occupancy floor 81%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Akins Ridge Dr La Vergne, TN	3.0	2.0	1145	$1,850	$1.62	23d	1	0.17mi
1912 Guildford Dr La Vergne, TN	3.0	2.0	1208	$1,910	$1.58	3d	1	0.20mi
4054 Margo Cir La Vergne, TN	3.0	2.0	1498	$1,800	$1.20	3d	1	0.21mi
1225 Akins Ridge Dr La Vergne, TN	3.0	2.0	1144	$1,815	$1.59	3d	1	0.28mi
1711 Luton Dr La Vergne, TN	3.0	2.5	1459	$2,010	$1.38	7d	1	0.35mi
1435 Tuffnell Dr La Vergne, TN	3.0	2.0	1112	$1,910	$1.72	3d	1	0.59mi
200 Carriage House Dr Smyrna, TN	1.0–3.0	1.0–2.0	1008	$2,447	$2.43	3d	42	0.90mi
3005 George Buchanan Dr La Vergne, TN	2.0	2.5	1255	$1,650	$1.31	16d	1	0.95mi
2029 George Buchanan Dr La Vergne, TN	3.0	2.5	1318	$1,770	$1.34	43d	1	1.00mi
2025 George Buchanan Dr La Vergne, TN	3.0	2.5	1318	$1,720	$1.31	12d	1	1.00mi
3008 Rg Buchanan Dr La Vergne, TN	3.0	2.5	1332	$1,795	$1.35	3d	1	1.04mi
4031 George Buchanan Dr La Vergne, TN	2.0	2.5	1255	$1,800	$1.43	1d	1	1.05mi
14531 Old Nashville Hwy Smyrna, TN	1.0–3.0	1.0–2.0	1090	$1,863	$1.71	3d	12	1.14mi
4101 George Buchanan Dr La Vergne, TN	2.0	2.5	1280	$1,735	$1.36	43d	1	1.15mi
713 Almondwood Pl La Vergne, TN	3.0	2.0	1429	$2,240	$1.57	3d	1	1.21mi
1014 Stonemark Trl La Vergne, TN	2.0	2.0	1073	$1,725	$1.61	23d	1	1.26mi
916 Patty Cv La Vergne, TN	2.0	2.5	1240	$1,705	$1.38	1d	1	1.30mi
122 Wolverine Ct Smyrna, TN	2.0	2.5	1380	$1,800	$1.30	23d	1	1.43mi
1010 Arlene Dr La Vergne, TN	2.0	2.5	1256	$1,499	$1.19	20d	1	1.44mi
1001 Mason Tucker Dr Smyrna, TN	1.0–2.0	1.0–2.0	837	$1,499	$1.79	2d	6	1.44mi
8008 Logan Dr La Vergne, TN	2.0	2.5	1144	$1,495	$1.31	3d	1	1.45mi
8021 Logan Dr La Vergne, TN	3.0	2.5	1287	$1,605	$1.25	1d	1	1.49mi
8030 Logan Dr La Vergne, TN	3.0	2.5	1287	$1,655	$1.29	3d	1	1.49mi
8034 Logan Dr La Vergne, TN	2.0	2.5	1139	$1,650	$1.45	3d	1	1.49mi

Listing history 4 events

1. 2026-06-19
   status $209,000 Pending 2 DOM
2. 2026-06-18
   days on market $209,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $209,000 Active 1 DOM

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$287/yr (+$24/mo · 24.0%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,821
• − Mortgage interest: −$11,707
• − Property taxes: −$1,197
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,080
• Taxable loss: −$20
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $3,429/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — La Vergne

• Score: 64/100
• State rank: #171
• US rank: #14524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Vergne, TN
• County: Rutherford County · 327,859 people
• City population: 38,872
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 38,872
• Household income: $78,857
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 739.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 28% Hispanic / Latino 24% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 72% English-only · Spanish 21% Arabic 3% Other Asian/Pacific 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.52%
• Current HPI: 282.9844
• Rent YoY: ▼ -1.04%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

1 event — show timeline

• 2026-06-16 Listed $209,000 REALTRACS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $1,197 · -2.0% YoY. Source: county tax records.