200 Primrose Ln · Gallatin, TN 37066

$275,000

3 bd · 2.5 ba · 1,503 sqft · Townhouse · 16 Days on market

Built 2025 $183/sqft · 20% below area Est $345k · 20% under $135/mo HOA · 6% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLY FEW HOMESITES LEFT BEFORE SOLD OUT!!! The Roxbury floor plan by Ryan Homes brings you the space, style, and low-maintenance living you’ve been searching for. Featuring 3 bedrooms, 2.5 baths, and a 1-car garage, this open-concept design is perfect for everyday life and entertaining. Beautifully designed kitchen with the opportunity for you to choose your finishes to make the home custom to you. Plus, you’ll have peace of mind with a new home warranty included! Located in the highly sought-after Windsong community, it offers unbeatable value just minutes from shops, dining, and major highways. Windsong Townhomes offer backyard space that you can fence in for your furry friends. Receive Up to $12,000 when using our preferred lender!!

Key facts

• Spacious kitchen
• Granite countertops
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• OPEN-CONCEPT MAIN LEVEL
• SPACIOUS KITCHEN
• ESPRESSO KITCHEN CABINETS
• GRANITE COUNTERTOPS
• OVERSIZED OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.7% below list).
• Recommended offer: $210k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.8% in Gallatin — 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 67/100 on livability (#108 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: amenities F, commute F, health & safety F.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Guild Elementary (math 28% / reading 23%, grade F, #536 of 952 statewide, top 57%, 625 students, 0% FRL); Rucker Stewart Middle (math 18% / reading 19%, grade F, #209 of 333 statewide, top 63%, 661 students, 0% FRL); Gallatin Senior High School (math 15% / reading 28%, grade F, #172 of 332 statewide, top 52%, 1,659 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Sumner County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1005 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,748 units permitted in Sumner County in 2024 (124 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts 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.

Recommended offer $209,906 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 10.9

CMA / ARV

• ARV (median comp): $344,598
• List price: $275,000
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Primrose Ln	0.04mi	3/2.5	1,503 (0%)	2mo	$300,000	$200	97
183 Primrose Ln	0.05mi	3/2.5	1,503 (0%)	2mo	$294,450	$196	96
181 Primrose Ln	0.05mi	3/2.5	1,503 (0%)	4mo	$308,625	$205	94
184 Primrose Ln	0.03mi	3/2.5	1,503 (0%)	6mo	$279,475	$186	94
1159 Duncan St	0.22mi	3/2.5	1,503 (0%)	1mo	$295,000	$196	89
175 Primrose Ln	0.06mi	3/2.5	1,503 (0%)	11mo	$292,245	$194	88
177 Primrose Ln	0.06mi	3/2.5	1,503 (0%)	11mo	$293,850	$196	88
169 Primrose Ln	0.07mi	3/2.5	1,503 (0%)	10mo	$301,260	$200	88
171 Primrose Ln	0.07mi	3/2.5	1,503 (0%)	11mo	$292,800	$195	88
159 Primrose Ln	0.09mi	3/2.5	1,503 (0%)	12mo	$287,065	$191	86
107 Primrose Ln	0.19mi	3/2.5	1,503 (0%)	9mo	$281,725	$187	84
109 Primrose Ln	0.19mi	3/2.5	1,503 (0%)	9mo	$301,455	$201	84

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.04×
• Total profit: $-73,844
• Equity at exit: $41,003

10-year hold

• IRR: -47.3%
• Equity multiple: -0.50×
• Total profit: $-115,694
• Equity at exit: $23,777

Cash invested: $77,000 (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 37066

• Home prices YoY: -32.9%
• Rents YoY: 0.4%
• Active inventory: 1005
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$135
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-377

Break-even live

Break-even rent $2,577

Max offer price $220,418

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-282	+0% $-377	+5% $-472	+10% $-567
Rent	-10% $-543	-5% $-460	+0% $-377	+5% $-294	+10% $-211
Rate	-1.0pp $-239	-0.5pp $-307	base $-377	+0.5pp $-448	+1.0pp $-521

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Primrose Ln Gallatin, TN	3.0	2.5	1500	$2,400	$1.60	45d	1	0.10mi
1191 Bothwell Pl Gallatin, TN	3.0	2.0	1928	$2,440	$1.27	45d	1	0.26mi
1209 Langwood Ct Gallatin, TN	3.0	2.0	1265	$1,795	$1.42	45d	1	0.47mi
1167 Savannah Ave Gallatin, TN	3.0	2.5	1775	$2,000	$1.13	25d	1	0.53mi
1363 Coates Ln Gallatin, TN	3.0	2.5	1945	$2,129	$1.09	45d	1	0.57mi
106 Noble Park Pvt Cir Gallatin, TN	3.0	2.5	1629	$1,750	$1.07	14d	1	0.64mi
180 Noble Pk Cir Gallatin, TN	3.0	2.5	1629	$1,790	$1.10	14d	1	0.66mi
146 Noble Park Pvt Cir Gallatin, TN	3.0	2.5	1629	$1,840	$1.13	21d	1	0.67mi
1015 Craig St Gallatin, TN	3.0	2.0	2184	$2,400	$1.10	45d	1	0.72mi
156 Rising Private Ln Gallatin, TN	3.0	2.5	2040	$1,995	$0.98	4d	1	0.72mi
142 Noble Pk Cir Gallatin, TN	3.0	2.5	1629	$1,790	$1.10	14d	1	0.72mi
150 Noble Pk Cir Gallatin, TN	3.0	2.5	1629	$1,790	$1.10	14d	1	0.72mi
1590 Airport Rd Gallatin, TN	1.0–3.0	1.0–2.0	878	$1,669	$1.90	5d	17	0.78mi
923 S Westland Ave Gallatin, TN	3.0	2.0	1406	$1,688	$1.20	3d	3	0.81mi
839 S Westland Ave Gallatin, TN	3.0	2.0	1600	$2,049	$1.28	16d	1	0.86mi
395 Devon Chase Hl #703 Gallatin, TN	2.0	2.0	1456	$1,800	$1.24	45d	1	0.93mi
395 Devon Chase Hl #703 Gallatin, TN	2.0	2.0	1456	$1,800	$1.24	25d	1	0.93mi
522 Bentley St Gallatin, TN	3.0	2.0	1395	$1,650	$1.18	14d	1	1.13mi
121 Lee Ct Gallatin, TN	3.0	2.0	1535	$2,210	$1.44	4d	1	1.37mi
850 Ronald Ct Gallatin, TN	3.0	2.0	1500	$2,250	$1.50	45d	1	1.47mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 27 events

1. 2026-05-16
   listed $269,990 Active 757-char remark

   Show marketing remark (757 chars)

   ONLY FEW HOMESITES LEFT BEFORE SOLD OUT!!! The Roxbury floor plan by Ryan Homes brings you the space, style, and low-maintenance living you’ve been searching for. Featuring 3 bedrooms, 2.5 baths, and a 1-car garage, this open-concept design is perfect for everyday life and entertaining. Beautifully designed kitchen with the opportunity for you to choose your finishes to make the home custom to you. Plus, you’ll have peace of mind with a new home warranty included! Located in the highly sought-after Windsong community, it offers unbeatable value just minutes from shops, dining, and major highways. Windsong Townhomes offer backyard space that you can fence in for your furry friends. Receive Up to $12,000 when using our preferred lender!!

2. 2026-05-16
   historical 757-char remark

   Show marketing remark (757 chars)

   ONLY FEW HOMESITES LEFT BEFORE SOLD OUT!!! The Roxbury floor plan by Ryan Homes brings you the space, style, and low-maintenance living you’ve been searching for. Featuring 3 bedrooms, 2.5 baths, and a 1-car garage, this open-concept design is perfect for everyday life and entertaining. Beautifully designed kitchen with the opportunity for you to choose your finishes to make the home custom to you. Plus, you’ll have peace of mind with a new home warranty included! Located in the highly sought-after Windsong community, it offers unbeatable value just minutes from shops, dining, and major highways. Windsong Townhomes offer backyard space that you can fence in for your furry friends. Receive Up to $12,000 when using our preferred lender!!

3. 2026-05-02
   price $269,990 757-char remark

   Show marketing remark (757 chars)

   ONLY FEW HOMESITES LEFT BEFORE SOLD OUT!!! The Roxbury floor plan by Ryan Homes brings you the space, style, and low-maintenance living you’ve been searching for. Featuring 3 bedrooms, 2.5 baths, and a 1-car garage, this open-concept design is perfect for everyday life and entertaining. Beautifully designed kitchen with the opportunity for you to choose your finishes to make the home custom to you. Plus, you’ll have peace of mind with a new home warranty included! Located in the highly sought-after Windsong community, it offers unbeatable value just minutes from shops, dining, and major highways. Windsong Townhomes offer backyard space that you can fence in for your furry friends. Receive Up to $12,000 when using our preferred lender!!

4. 2026-05-02
   listed $279,990 Active 757-char remark

   Show marketing remark (757 chars)

   ONLY FEW HOMESITES LEFT BEFORE SOLD OUT!!! The Roxbury floor plan by Ryan Homes brings you the space, style, and low-maintenance living you’ve been searching for. Featuring 3 bedrooms, 2.5 baths, and a 1-car garage, this open-concept design is perfect for everyday life and entertaining. Beautifully designed kitchen with the opportunity for you to choose your finishes to make the home custom to you. Plus, you’ll have peace of mind with a new home warranty included! Located in the highly sought-after Windsong community, it offers unbeatable value just minutes from shops, dining, and major highways. Windsong Townhomes offer backyard space that you can fence in for your furry friends. Receive Up to $12,000 when using our preferred lender!!

5. 2026-05-01
   historical
6. 2026-04-21
   price $279,990
7. 2026-04-16
   listed $269,990 Active
8. 2025-10-07
   price $267,890
9. 2025-10-01
   historical
10. 2025-09-18
    listed $281,990 Active
11. 2025-09-17
    historical
12. 2025-09-16
    historical
13. 2025-09-15
    historical
14. 2025-09-07
    status Active
15. 2025-09-04
    historical
16. 2025-09-03
    historical
17. 2025-09-03
    price $281,990
18. 2025-09-02
    listed $284,990 Active
19. 2025-09-01
    historical
20. 2025-08-14
    listed $284,990 Active
21. 2025-08-10
    historical
22. 2025-08-07
    status Active
23. 2025-08-07
    historical
24. 2025-08-06
    historical
25. 2025-07-29
    listed $274,990 Active
26. 2025-07-28
    historical
27. 2025-07-11
    listed $274,990 Active

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

Taxation est. · year 1

• Rental income: $25,189
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$1,620
• − Depreciation: −$8,000
• Taxable loss: −$9,366
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-2,279/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Gallatin

• Score: 67/100
• State rank: #108
• US rank: #11017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gallatin, TN
• County: Sumner County · 196,654 people
• City population: 64,650
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 64,650
• Household income: $81,614
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2172.0

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.76%
• Current HPI: 290.8043
• Rent YoY: ▲ 0.39%
• 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

-1.8% since first listed

27 events — show timeline

• 2026-05-16 Listed $269,990 REALTRACS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-02 Price Changed $269,990 REALTRACS as Distributed by MLS Grid
• 2026-05-02 Listed $279,990 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Price Changed $279,990 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listed $269,990 REALTRACS as Distributed by MLS Grid
• 2025-10-07 Price Changed $267,890 REALTRACS as Distributed by MLS Grid
• 2025-10-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-18 Listed $281,990 REALTRACS as Distributed by MLS Grid
• 2025-09-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-03 Price Changed $281,990 REALTRACS as Distributed by MLS Grid
• 2025-09-02 Listed $284,990 REALTRACS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-14 Listed $284,990 REALTRACS as Distributed by MLS Grid
• 2025-08-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-29 Listed $274,990 REALTRACS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-11 Listed $274,990 REALTRACS as Distributed by MLS Grid