6996 Arno Allisona Rd · Eagleville, TN 37046

$324,900

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 34 Days on market

Built 1928 2.00 ac lot Est $243k · 34% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home to sell at public auction on Saturday, August 23rd at 10am. Older Storm-Damaged Home on 2± Acres in Williamson County! Don’t miss this rare opportunity to own a piece of history! Selling at auction is a storm-damaged early 1900’s home nestled on a stunning 2± acre treed tract in sought-after Williamson County. With over 320 feet of road frontage and unbeatable convenience to Interstate 840, this property offers incredible potential for restoration or a new custom build. Whether you're an investor, builder, or preservation enthusiast, this unique property is a canvas for your vision! • Prime Location – Williamson County • 2± Beautiful Acres – Mature Trees • Easy Access to I-840 • Over 320’ of Road Frontage • Early 1900’s Home – Storm Damaged, Selling As-Is Be sure not to miss the rare event where you, the buyer, set the price! Interior preview will be day of sale only. TERMS: 10% down day of sale, balance due in 30 days. 10% Buyer’s Premium added to bid to determine final sale price. TAXES: Prorated POSSESSION: With Deed

Key facts

• 2 acre lot
• 2 acre lot
• Built 1928

Tags

• 2 ACRE LOT
• OLD VICTORIAN FARM HOUSE

Property features AI

Finance

• Other: Property listed as residential single-family; Living area approximately 1,652 square feet (assessor)
• Financial info: Annual tax amount listed
• HOA & community: Pets allowed

Exterior

• Parking: No covered parking listed; No total parking spaces listed
• Utilities: Public water available; Septic tank sewer; Electricity available
• Home design: Single-family residence; One story; Frame construction
• Construction: Frame construction; Approximate year built
• Exterior features: 2-acre lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood floors throughout
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No cooling system listed
• Interior features: Crawl space basement; Wood flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 0.2% in Eagleville — 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 68/100 on livability (#92 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime C-, health & safety C-, amenities F.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: College Grove Elementary (math 72% / reading 59%, grade B+, #37 of 952 statewide, top 4%, 768 students, 0% FRL); Fred J Page High School (math 17% / reading 69%, grade F, #20 of 332 statewide, top 6%, 1,284 students, 0% FRL).
• Market conditions: 221 active listings in the ZIP; 1,994 units permitted in Williamson County in 2024 (637 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 $10k of value loss. Plan a longer hold.
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $243k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.35% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $242,844
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6996 Arno Allisona Rd	0.00mi	3/1.0	1,652 (0%)	9mo	$243,100	$147	93

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $42,384
• Equity at exit: $48,444

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $158,995
• Equity at exit: $28,091

Cash invested: $90,972 (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 37046

• Home prices YoY: -13.8%
• Active inventory: 221
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,388 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$921
• Net cashflow: $1,494

Break-even live

Break-even rent $2,497

Max offer price $324,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,678	-5% $1,586	+0% $1,494	+5% $1,402	+10% $1,310
Rent	-10% $1,147	-5% $1,320	+0% $1,494	+5% $1,667	+10% $1,840
Rate	-1.0pp $1,657	-0.5pp $1,576	base $1,494	+0.5pp $1,409	+1.0pp $1,324

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $324,900 Active 34 DOM
2. 2026-06-18
   days on market $324,900 Active 31 DOM
3. 2026-06-17
   days on market $324,900 Active 30 DOM
4. 2026-06-16
   days on market $324,900 Active 29 DOM
5. 2026-06-15
   price $324,900 Active 28 DOM
6. 2026-06-15
   days on market $349,900 Active 28 DOM
7. 2026-06-13
   days on market $349,900 Active 26 DOM
8. 2026-06-13
   days on market $349,900 Active 25 DOM
9. 2026-06-09
   days on market $349,900 Active 22 DOM
10. 2026-06-08
    days on market $349,900 Active 21 DOM
11. 2026-06-07
    days on market $349,900 Active 20 DOM
12. 2026-06-02
    days on market $349,900 Active 15 DOM
13. 2026-06-01
    days on market $349,900 Active 14 DOM
14. 2026-05-31
    days on market $349,900 Active 13 DOM
15. 2026-05-18
    listed $349,900 Active
16. 2025-10-29
    historical
17. 2025-09-30
    listed $324,900 Active
18. 2025-09-26
    historical
19. 2025-09-26
    soldstatus $243,100
20. 2025-09-23
    soldstatus $243,100 Closed 1145-char remark

    Show marketing remark (1145 chars)

    Home to sell at public auction on Saturday, August 23rd at 10am. Older Storm-Damaged Home on 2± Acres in Williamson County! Don’t miss this rare opportunity to own a piece of history! Selling at auction is a storm-damaged early 1900’s home nestled on a stunning 2± acre treed tract in sought-after Williamson County. With over 320 feet of road frontage and unbeatable convenience to Interstate 840, this property offers incredible potential for restoration or a new custom build. Whether you're an investor, builder, or preservation enthusiast, this unique property is a canvas for your vision! • Prime Location – Williamson County • 2± Beautiful Acres – Mature Trees • Easy Access to I-840 • Over 320’ of Road Frontage • Early 1900’s Home – Storm Damaged, Selling As-Is Be sure not to miss the rare event where you, the buyer, set the price! Interior preview will be day of sale only. TERMS: 10% down day of sale, balance due in 30 days. 10% Buyer’s Premium added to bid to determine final sale price. TAXES: Prorated POSSESSION: With Deed

21. 2025-08-23
    status Pending 1145-char remark

    Show marketing remark (1145 chars)

    Home to sell at public auction on Saturday, August 23rd at 10am. Older Storm-Damaged Home on 2± Acres in Williamson County! Don’t miss this rare opportunity to own a piece of history! Selling at auction is a storm-damaged early 1900’s home nestled on a stunning 2± acre treed tract in sought-after Williamson County. With over 320 feet of road frontage and unbeatable convenience to Interstate 840, this property offers incredible potential for restoration or a new custom build. Whether you're an investor, builder, or preservation enthusiast, this unique property is a canvas for your vision! • Prime Location – Williamson County • 2± Beautiful Acres – Mature Trees • Easy Access to I-840 • Over 320’ of Road Frontage • Early 1900’s Home – Storm Damaged, Selling As-Is Be sure not to miss the rare event where you, the buyer, set the price! Interior preview will be day of sale only. TERMS: 10% down day of sale, balance due in 30 days. 10% Buyer’s Premium added to bid to determine final sale price. TAXES: Prorated POSSESSION: With Deed

22. 2025-08-08
    listed Active 1145-char remark

    Show marketing remark (1145 chars)

    Home to sell at public auction on Saturday, August 23rd at 10am. Older Storm-Damaged Home on 2± Acres in Williamson County! Don’t miss this rare opportunity to own a piece of history! Selling at auction is a storm-damaged early 1900’s home nestled on a stunning 2± acre treed tract in sought-after Williamson County. With over 320 feet of road frontage and unbeatable convenience to Interstate 840, this property offers incredible potential for restoration or a new custom build. Whether you're an investor, builder, or preservation enthusiast, this unique property is a canvas for your vision! • Prime Location – Williamson County • 2± Beautiful Acres – Mature Trees • Easy Access to I-840 • Over 320’ of Road Frontage • Early 1900’s Home – Storm Damaged, Selling As-Is Be sure not to miss the rare event where you, the buyer, set the price! Interior preview will be day of sale only. TERMS: 10% down day of sale, balance due in 30 days. 10% Buyer’s Premium added to bid to determine final sale price. TAXES: Prorated POSSESSION: With Deed

23. 2025-08-07
    historical $349,900 1145-char remark

    Show marketing remark (1145 chars)

    Home to sell at public auction on Saturday, August 23rd at 10am. Older Storm-Damaged Home on 2± Acres in Williamson County! Don’t miss this rare opportunity to own a piece of history! Selling at auction is a storm-damaged early 1900’s home nestled on a stunning 2± acre treed tract in sought-after Williamson County. With over 320 feet of road frontage and unbeatable convenience to Interstate 840, this property offers incredible potential for restoration or a new custom build. Whether you're an investor, builder, or preservation enthusiast, this unique property is a canvas for your vision! • Prime Location – Williamson County • 2± Beautiful Acres – Mature Trees • Easy Access to I-840 • Over 320’ of Road Frontage • Early 1900’s Home – Storm Damaged, Selling As-Is Be sure not to miss the rare event where you, the buyer, set the price! Interior preview will be day of sale only. TERMS: 10% down day of sale, balance due in 30 days. 10% Buyer’s Premium added to bid to determine final sale price. TAXES: Prorated POSSESSION: With Deed

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$1,504/yr (+$125/mo · 187.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $52,652
• − Mortgage interest: −$18,199
• − Property taxes: −$803
• − Insurance: −$2,422
• − Repairs & maintenance: −$4,212
• − Management: −$4,212
• − Depreciation: −$9,452
• Taxable income: $13,351
• Est. tax owed @ 24.0%: −$3,204
• After-tax cash flow: $14,720/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Eagleville

• Score: 68/100
• State rank: #92
• US rank: #9815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,632

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Scandinavian 6% Slovak 2% Italian 2%
• Foreign-born: 3% · China
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.12%
• Current HPI: 508.2617
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-18 Listed $349,900 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-30 Listed $324,900 REALTRACS as Distributed by MLS Grid
• 2025-09-26 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2025-09-26 Sold (Public Records) $243,100 Public Records
• 2025-09-23 Sold (MLS) $243,100 REALTRACS as Distributed by MLS Grid
• 2025-08-23 Pending — REALTRACS as Distributed by MLS Grid
• 2025-08-08 Listed — REALTRACS as Distributed by MLS Grid
• 2025-08-07 Coming Soon $349,900 REALTRACS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $803 · +8.4% YoY. Source: county tax records.