439 Cunningham Ln · Clarksville, TN 37042

$165,000

4 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 4 Days on market

Built 1985 0.27 ac lot Est $265k · 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• 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

Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

Key facts

• 0.27 acre lot
• Built 1985
• Listed 4 days

Tags

• FULLY FENCED IN REAR YARD

Property features AI

Finance

• Other: Living area reported as 1,549 square feet (agent measured); Lot size approximately 0.27 acres

Exterior

• Parking: No covered spaces listed; No parking total listed
• Utilities: Public water; Public sewer; Electricity available; Cable connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick and vinyl siding exterior; Shingle roof; Block foundation; Existing structure (year built not specified)
• Exterior features: Porch (covered); Patio; Back yard fencing; Level lot

Interior

• Kitchen: Kitchen (18x12) with electric oven, electric range, refrigerator
• Bedrooms: Four bedrooms total; Two main-level bedrooms; Bedroom sizes include 14x12, 14x10, 16x13, 16x13; one bedroom has an extra-large closet
• Flooring: Carpet, Laminate, Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating with heat pump; Central air conditioning (electric)
• Interior features: Electric oven, Electric range, Refrigerator; Crawl space basement
• Laundry & utility: Washer hookup, Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $157k (4.6% below list).
• Recommended offer: $157k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Liberty Elementary (math 29% / reading 29%, grade F, #461 of 952 statewide, top 49%, 804 students, 0% FRL); Northwest High (math 6% / reading 34%, grade F, #178 of 332 statewide, top 55%, 1,456 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); 893 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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.
• Current owner paid $105k; list at $165k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,380 (4.6% 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. 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?
3. 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.
4. 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.
5. 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: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Lafayette Rd	0.23mi	3/1.0 (-1)	1,325 (-0%)	1mo	$201,000	$152	80
205 Hazelnut Ct	0.54mi	3/2.0 (-1)	1,300 (-2%)	3mo	$279,000	$215	65
1503 Sunshine Dr	0.21mi	3/2.0 (-1)	1,150 (-13%)	0mo	$230,000	$200	63
442 N Magnolia Dr	0.70mi	3/2.0 (-1)	1,366 (+3%)	0mo	$295,000	$216	57
1502 Pinetree Rd	0.47mi	4/2.0	1,500 (+13%)	1mo	$268,000	$179	55
822 Garrettsburg Rd	0.54mi	4/2.5	1,472 (+11%)	2mo	$230,000	$156	53
123 Cunningham Pl	0.62mi	3/2.0 (-1)	1,430 (+8%)	1mo	$239,500	$167	52
628 Woodhaven Dr	0.56mi	3/2.0 (-1)	1,195 (-10%)	0mo	$243,000	$203	52
1504 Glennon Dr	0.59mi	3/1.0 (-1)	1,175 (-11%)	1mo	$248,400	$211	44
900 Garrettsburg Rd	0.64mi	3/1.0 (-1)	1,150 (-13%)	1mo	$171,000	$149	38
608 Woodhaven Dr	0.67mi	3/2.0 (-1)	1,131 (-15%)	2mo	$222,000	$196	38
517 Sourwood Dr	0.71mi	3/2.5 (-1)	1,505 (+14%)	0mo	$305,000	$203	37

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-18,009
• Equity at exit: $24,602

10-year hold

• IRR: -4.1%
• Equity multiple: 0.75×
• Total profit: $-11,714
• Equity at exit: $14,266

Cash invested: $46,200 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 893
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$865
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $180

Break-even live

Break-even rent $1,346

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Appleton Dr Clarksville, TN	4.0	2.0	1593	$1,475	$0.93	21d	1	0.10mi
688 Debbie Dr Clarksville, TN	3.0	1.5	1036	$1,395	$1.35	14d	1	0.26mi
686 Debbie Dr Clarksville, TN	3.0	1.0	1050	$1,275	$1.21	21d	1	0.28mi
442 Appleton Dr Clarksville, TN	3.0	1.0	1500	$1,325	$0.88	21d	1	0.33mi
1558 Cherry Tree Dr Clarksville, TN	3.0	1.0	1144	$1,295	$1.13	21d	1	0.44mi
512 Mallory Dr Clarksville, TN	4.0	2.0	1300	$1,575	$1.21	14d	1	0.49mi
816 Garrettsburg Rd Clarksville, TN	3.0	2.0	1275	$1,350	$1.06	14d	1	0.50mi
816 Garrettsburg Rd Clarksville, TN	3.0	2.0	1275	$1,350	$1.06	21d	1	0.50mi
375 S Lancaster Rd Clarksville, TN	1.0–3.0	1.0–2.0	1085	$1,399	$1.29	14d	16	0.55mi
603 Chestnut Ridge Dr Clarksville, TN	3.0	2.0	1350	$1,450	$1.07	21d	1	0.61mi
1718 Thistlewood Dr Clarksville, TN	3.0	2.0	1170	$1,230	$1.05	21d	1	0.65mi
1728 Thistlewood Dr Unit A Clarksville, TN	3.0	2.0	1105	$1,350	$1.22	21d	1	0.68mi
995 S Ash Ridge Dr Unit A Clarksville, TN	3.0	2.0	1105	$1,500	$1.36	21d	1	0.69mi
329 Northridge Dr Clarksville, TN	3.0	2.0	1258	$1,630	$1.30	21d	1	0.71mi
1731 Thistlewood Dr Unit A Clarksville, TN	3.0	2.0	1110	$1,250	$1.13	14d	1	0.71mi
1723 Thistlewood Dr Unit A Clarksville, TN	3.0	2.0	1210	$1,375	$1.14	21d	1	0.72mi
505 Sourwood Dr Clarksville, TN	4.0	2.5	1700	$2,299	$1.35	21d	1	0.74mi
219 Kirby Dr Clarksville, TN	3.0	1.5	1425	$1,495	$1.05	21d	1	0.80mi
731 Inver Ln Clarksville, TN	3.0	1.5	1008	$1,381	$1.37	21d	1	0.84mi
535 Lafayette Rd Unit I2 Clarksville, TN	3.0	1.5	1200	$1,200	$1.00	21d	1	0.87mi
567 Cynthia Dr Clarksville, TN	3.0	1.0	1075	$1,500	$1.40	21d	1	0.90mi
1487 Coronado Dr Clarksville, TN	3.0	2.5	1632	$1,666	$1.02	14d	1	0.92mi
512 Kellia Dr Clarksville, TN	3.0	1.5	1196	$1,350	$1.13	21d	1	0.93mi
512 Kellia Dr Clarksville, TN	3.0	1.5	1196	$1,350	$1.13	14d	1	0.93mi
397 Elaine Dr Clarksville, TN	4.0	2.0	1700	$1,395	$0.82	14d	1	0.94mi
248 Drayton Dr Clarksville, TN	2.0–3.0	1.5–2.5	1060	$1,545	$1.46	14d	21	1.06mi
194 Bob White Dr Clarksville, TN	3.0	1.5	1700	$1,495	$0.88	21d	1	1.07mi
1843 Evans Rd Clarksville, TN	3.0	2.0	1216	$1,195	$0.98	14d	1	1.12mi
621 Dover Rd Clarksville, TN	3.0	1.0	1075	$1,275	$1.19	21d	1	1.12mi
534 Somerset Ln Clarksville, TN	3.0	2.0	1500	$1,770	$1.18	21d	1	1.16mi
125 Mossland Dr Clarksville, TN	3.0	2.5	1718	$1,950	$1.14	14d	1	1.20mi
134 Monarch Ln Clarksville, TN	3.0	1.5	940	$1,300	$1.38	14d	1	1.21mi
629 Wolfchase Dr Clarksville, TN	3.0	2.5	1446	$1,689	$1.17	14d	1	1.23mi
129 Monarch Ln Clarksville, TN	3.0	2.0	1120	$1,381	$1.23	21d	1	1.23mi
153 Monarch Ln Clarksville, TN	3.0	2.0	1033	$1,350	$1.31	21d	1	1.27mi
325 Mills Dr Clarksville, TN	3.0	2.0	1100	$1,800	$1.64	14d	1	1.28mi
476 Woodtrace Dr Clarksville, TN	3.0	2.0	1759	$1,979	$1.13	21d	1	1.29mi
1126 Garrettsburg Rd Clarksville, TN	3.0	2.0	1600	$1,900	$1.19	14d	1	1.33mi
221 Mills Dr Clarksville, TN	3.0	1.5	1100	$1,150	$1.05	14d	1	1.34mi
420 Lafayette Rd Unit A Clarksville, TN	3.0	1.0	1100	$850	$0.77	21d	1	1.36mi

Listing history 13 events

1. 2026-05-22
   listed $165,000 Active
2. 2015-03-03
   soldstatus $105,275
3. 2015-03-02
   soldstatus $105,275 Closed 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

4. 2015-02-17
   status Pending 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

5. 2015-01-21
   historical Contingent - Financing 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

6. 2015-01-18
   historical 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

7. 2015-01-08
   price $103,500 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

8. 2015-01-06
   listed $107,900 Active 184-char remark

   Show marketing remark (184 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great!

9. 2014-09-29
   listed $107,900 258-char remark

   Show marketing remark (258 chars)

   Great 4 BR/2 Bath home has been renovated/updated*New carpet*new paint*newer appliances*tile backsplash in kitchen*home & HVAC recently inspected and in good condition*looks great! SLR will put up 6'wood privacy fence on back to give privacy behind home

10. 2014-09-03
    soldstatus $73,500
11. 2012-04-03
    soldstatus $68,000
12. 2012-03-01
    historical
13. 2011-11-04
    listed $66,900

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,886
• − Mortgage interest: −$9,243
• − Property taxes: −$1,555
• − Insurance: −$825
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,800
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $2,290/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): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

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 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 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: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• 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

+146.6% since first listed

13 events — show timeline

• 2026-05-22 Listed $165,000 REALTRACS as Distributed by MLS Grid
• 2015-03-03 Sold (Public Records) $105,275 Public Records
• 2015-03-02 Sold (MLS) $105,275 REALTRACS as Distributed by MLS Grid
• 2015-02-17 Pending — REALTRACS as Distributed by MLS Grid
• 2015-01-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2015-01-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-01-08 Price Changed $103,500 REALTRACS as Distributed by MLS Grid
• 2015-01-06 Listed $107,900 REALTRACS as Distributed by MLS Grid
• 2014-09-29 Listed $107,900 REALTRACS as Distributed by MLS Grid
• 2014-09-03 Sold (Public Records) $73,500 Public Records
• 2012-04-03 Sold (MLS) $68,000 REALTRACS as Distributed by MLS Grid
• 2012-03-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2011-11-04 Listed $66,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,555 · +1.4% YoY. Source: county tax records.