6618 3rd St · Eagleville, TN 37046

$350,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 45 Days on market

Built 1967 0.57 ac lot $243/sqft · 21% below area Est $441k · 21% under

---

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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming all-brick ranch situated on an oversized lot, offering comfort, space, and timeless appeal. The beautiful white kitchen features abundant cabinet space and a full stainless steel appliance package, making it perfect for everyday living and entertaining. Relax in the inviting family room with a cozy fireplace, and enjoy the generous layout with plenty of room for a growing family.

Key facts

• Inviting family room
• All brick ranch
• White kitchen

Tags

• ALL BRICK RANCH
• OVERSIZED LOT
• WHITE KITCHEN
• ABUNDANT CABINET SPACE
• INVITING FAMILY ROOM
• COZY FIREPLACE

Property features AI

Finance

• Other: Pets allowed; Thermostat (energy efficient feature)

Exterior

• Parking: Driveway parking for 2 vehicles (2 open spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Covered porch; Porch; Level lot; Storage structure on property

Interior

• Kitchen: Eat-in kitchen; Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on main level); Bedroom 1 approximately 14 x 13; Bedroom 2 approximately 12 x 10
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Finished full basement with crawl space
• Laundry & utility: Utility / other room (approximately 9 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/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 $308k (12.0% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

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 $308,063 (12.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $440,575
• List price: $350,000
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6604 2nd St	0.15mi	3/1.0 (+1)	1,496 (+4%)	17mo	$387,100	$259	63

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-33,962
• Equity at exit: $52,186

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-734
• Equity at exit: $30,262

Cash invested: $98,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,081 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $360

Break-even live

Break-even rent $2,625

Max offer price $350,000

Occupancy floor 83%

Sensitivity live

Price	-10% $558	-5% $459	+0% $360	+5% $261	+10% $162
Rent	-10% $116	-5% $238	+0% $360	+5% $482	+10% $603
Rate	-1.0pp $536	-0.5pp $449	base $360	+0.5pp $269	+1.0pp $177

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $350,000 Active 45 DOM
2. 2026-06-18
   price $350,000 Active 42 DOM
3. 2026-06-18
   days on market $375,000 Active 42 DOM
4. 2026-06-17
   days on market $375,000 Active 41 DOM
5. 2026-06-16
   days on market $375,000 Active 40 DOM
6. 2026-06-15
   days on market $375,000 Active 39 DOM
7. 2026-06-13
   days on market $375,000 Active 37 DOM
8. 2026-06-13
   days on market $375,000 Active 36 DOM
9. 2026-06-09
   days on market $375,000 Active 33 DOM
10. 2026-06-08
    days on market $375,000 Active 32 DOM
11. 2026-06-07
    pricedays on market $375,000 Active 31 DOM
12. 2026-06-02
    days on market $383,000 Active 26 DOM
13. 2026-06-01
    days on market $383,000 Active 25 DOM
14. 2026-05-31
    days on market $383,000 Active 24 DOM
15. 2026-05-07
    listed $383,000 Active 391-char remark
16. 2026-04-24
    soldstatus $363,200
17. 2020-06-24
    soldstatus $196,500

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$1,374/yr (+$114/mo · 123.7%)

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $36,968
• − Mortgage interest: −$19,605
• − Property taxes: −$1,111
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$10,182
• Taxable loss: −$1,596
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $4,701/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

+90.8% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $375,000 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Listed $383,000 REALTRACS as Distributed by MLS Grid
• 2026-04-24 Sold (Public Records) $363,200 Public Records
• 2020-06-24 Sold (Public Records) $196,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,111 · +65.3% YoY. Source: county tax records.