1200 Bloom Landing Rd · Charlotte, TN 37036

$89,999

1 bd · 1.0 ba · 504 sqft · Other · 81 Days on market

Built 2018 1.30 ac lot

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1 bedroom, 1 bath home with two loft-style sleeping areas that can be used for additional sleeping space or storage. Located in Charlotte, TN with a quiet, rural setting. Within walking distance to the Cumberland River and close to ATV trails for outdoor use. Currently tenant-occupied on a month-to-month lease. Rental income is $700 per month, with potential for higher rents based on prior listing history up to $1,200 per month. Property is being sold AS IS. Great opportunity for someone looking for a project, rental, or weekend place.

Key facts

• 1.3 acre lot
• Built 2018
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#141 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Dickson County (rural): math 30% / reading 33% proficiency, ranked #39 of 139 in TN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charlotte Elementary (math 32% / reading 30%, grade F, #400 of 952 statewide, top 43%, 616 students, 0% FRL); Charlotte Middle School (math 30% / reading 25%, grade F, #122 of 333 statewide, top 38%, 436 students, 0% FRL); Creek Wood High School (math 22% / reading 39%, grade F, #75 of 332 statewide, top 24%, 933 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 376 units permitted in Dickson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Dickson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $90k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.70×
• Total profit: $67,985
• Equity at exit: $81,078

10-year hold

• IRR: 29.9%
• Equity multiple: 8.36×
• Total profit: $185,452
• Equity at exit: $174,848

Cash invested: $25,200 (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 37036

• Home prices YoY: 11.6%
• Active inventory: 59
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $297

Break-even live

Break-even rent $871

Max offer price $89,999

Occupancy floor 71%

Sensitivity live

Price	-10% $359	-5% $328	+0% $297	+5% $266	+10% $235
Rent	-10% $198	-5% $248	+0% $297	+5% $346	+10% $395
Rate	-1.0pp $342	-0.5pp $320	base $297	+0.5pp $274	+1.0pp $250

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   days on market $89,999 Active 81 DOM
2. 2026-06-13
   days on market $89,999 Active 79 DOM
3. 2026-06-13
   days on market $89,999 Active 78 DOM
4. 2026-06-09
   days on market $89,999 Active 75 DOM
5. 2026-06-08
   days on market $89,999 Active 74 DOM
6. 2026-06-07
   days on market $89,999 Active 73 DOM
7. 2026-06-05
   days on market $89,999 Active 70 DOM
8. 2026-06-03
   days on market $89,999 Active 69 DOM
9. 2026-06-02
   days on market $89,999 Active 68 DOM
10. 2026-06-01
    days on market $89,999 Active 67 DOM
11. 2026-05-31
    days on market $89,999 Active 66 DOM
12. 2026-05-03
    price $89,999 543-char remark

    Show marketing remark (543 chars)

    1 bedroom, 1 bath home with two loft-style sleeping areas that can be used for additional sleeping space or storage. Located in Charlotte, TN with a quiet, rural setting. Within walking distance to the Cumberland River and close to ATV trails for outdoor use. Currently tenant-occupied on a month-to-month lease. Rental income is $700 per month, with potential for higher rents based on prior listing history up to $1,200 per month. Property is being sold AS IS. Great opportunity for someone looking for a project, rental, or weekend place.

13. 2026-04-11
    price $94,999 543-char remark

    Show marketing remark (543 chars)

    1 bedroom, 1 bath home with two loft-style sleeping areas that can be used for additional sleeping space or storage. Located in Charlotte, TN with a quiet, rural setting. Within walking distance to the Cumberland River and close to ATV trails for outdoor use. Currently tenant-occupied on a month-to-month lease. Rental income is $700 per month, with potential for higher rents based on prior listing history up to $1,200 per month. Property is being sold AS IS. Great opportunity for someone looking for a project, rental, or weekend place.

14. 2026-03-27
    listed $100,000 Active 543-char remark

    Show marketing remark (543 chars)

    1 bedroom, 1 bath home with two loft-style sleeping areas that can be used for additional sleeping space or storage. Located in Charlotte, TN with a quiet, rural setting. Within walking distance to the Cumberland River and close to ATV trails for outdoor use. Currently tenant-occupied on a month-to-month lease. Rental income is $700 per month, with potential for higher rents based on prior listing history up to $1,200 per month. Property is being sold AS IS. Great opportunity for someone looking for a project, rental, or weekend place.

15. 2026-03-22
    historical $100,000 543-char remark

    Show marketing remark (543 chars)

    1 bedroom, 1 bath home with two loft-style sleeping areas that can be used for additional sleeping space or storage. Located in Charlotte, TN with a quiet, rural setting. Within walking distance to the Cumberland River and close to ATV trails for outdoor use. Currently tenant-occupied on a month-to-month lease. Rental income is $700 per month, with potential for higher rents based on prior listing history up to $1,200 per month. Property is being sold AS IS. Great opportunity for someone looking for a project, rental, or weekend place.

16. 2018-07-24
    soldstatus $13,000
17. 2018-05-30
    listed $15,900
18. 2016-12-31
    historical
19. 2015-01-06
    listed $16,900 Active
20. 2013-05-01
    listed $16,900
21. 1995-08-16
    soldstatus $6,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,967
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,618
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,007/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: Dickson County
• NCES district ID: 4701020
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $45,458
• Composite: 27.01/100
• National rank: #7064
• State rank: #39 of 139 in TN

Livability — Charlotte

• Score: 65/100
• State rank: #141
• US rank: #12873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,653

Population outlook (Dickson County) Hauer SSP2

• Today (2025): 55,013 people
• By 2030: 56,448 · +2.6%
• By 2040: 58,508 · +6.4%
• By 2050: 59,076 · +7.4%
• By 2075: 58,343 · +6.1%
• By 2100: 52,900 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dickson

• 2024 margin: Solid R (+51.9) · D 23.5% · R 75.4% · Other 1.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -21.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.4 2016: R+45.6 2012: R+28.4 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.51%
• Current HPI: 369.6328
• 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

+1375.4% since first listed

10 events — show timeline

• 2026-05-03 Price Changed $89,999 REALTRACS as Distributed by MLS Grid
• 2026-04-11 Price Changed $94,999 REALTRACS as Distributed by MLS Grid
• 2026-03-27 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 2026-03-22 Coming Soon $100,000 REALTRACS as Distributed by MLS Grid
• 2018-07-24 Sold (MLS) $13,000 CWTAR
• 2018-05-30 Listed $15,900 CWTAR
• 2016-12-31 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-01-06 Listed $16,900 REALTRACS as Distributed by MLS Grid
• 2013-05-01 Listed $16,900 REALTRACS as Distributed by MLS Grid
• 1995-08-16 Sold (Public Records) $6,100 Public Records

Property tax history

+4.2%/yr

Latest (2025): $126 · +0.0% YoY. Source: county tax records.