4169 Bledsoe St · Westmoreland, TN 37186

$299,900

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 16 Days on market

Built 1980 1.90 ac lot Est $321k · 7% under

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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).

• Cash flow +11.7/30.0
• ARV discount +10.5/15.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

MOTIVATED SELLERS! This 3 bed, 2 bath brick home offers fresh updates including paint, new HVAC. and flooring. Enjoy cozy nights by the fireplace and peaceful country living on almost 2 acres. Spacious, move-in ready, and just minutes from town—don’t miss this one!

Key facts

• Large lot
• 1.9 acre lot
• Built 1980

Tags

• LARGE LOT
• WESTMORELAND LOCATION

Property features AI

Finance

• Financial info: Annual tax amount listed (amount withheld from output per instructions)

Exterior

• Parking: No covered parking listed; No total parking spaces listed
• Utilities: Public water available; Septic tank; Water available
• Home design: Single-family residence; One-story; Brick construction
• Construction: Brick exterior; Existing (previously built)
• Exterior features: Approximately 1.9-acre lot

Interior

• Kitchen: Cooktop, Range, Dishwasher, Microwave, Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cooktop, Range, Dishwasher, Microwave, Refrigerator; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.8% below list).
• Recommended offer: $220k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Westmoreland — 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 (#91 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Westmoreland Elementary (math 41% / reading 33%, grade F, #272 of 952 statewide, top 31%, 525 students, 0% FRL); Westmoreland Middle School (math 39% / reading 28%, grade F, #73 of 333 statewide, top 23%, 430 students, 0% FRL); Westmoreland High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 526 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.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,748 units permitted in Sumner County in 2024 (124 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 $9k 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 ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,500 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.73% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $321,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Robins Trl	0.26mi	3/2.0	1,368 (-2%)	12mo	$320,000	$234	75
103 Hummingbird Hill Ct	0.21mi	3/2.0	1,361 (-2%)	21mo	$312,000	$229	69
1985 Stevens Dr	0.54mi	3/2.0	1,386 (-0%)	10mo	$320,000	$231	66
246 Clyde Wix Rd	0.46mi	3/2.0	1,374 (-1%)	13mo	$339,900	$247	66
1981 Stevens Dr	0.53mi	3/2.0	1,416 (+2%)	10mo	$330,000	$233	64
250 Clyde Wix Rd	0.48mi	3/2.0	1,374 (-1%)	14mo	$336,000	$245	64
2131 Lambert Dr	0.65mi	3/2.0	1,362 (-2%)	7mo	$292,000	$214	61
6102 Austin Peay Hwy	0.56mi	3/2.0	1,500 (+8%)	10mo	$349,872	$233	52
2119 Stevens Dr	0.70mi	3/1.0	1,304 (-6%)	1mo	$180,000	$138	52
6009 Austin Peay Hwy	0.57mi	2/1.0 (-1)	1,431 (+3%)	12mo	$229,500	$160	50
2209 Lambert Dr	0.71mi	3/2.0	1,497 (+8%)	13mo	$334,500	$223	43
2006 Stevens Dr	0.59mi	3/1.0	1,296 (-7%)	21mo	$240,800	$186	40

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-54,419
• Equity at exit: $44,716

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-55,217
• Equity at exit: $25,930

Cash invested: $83,972 (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 37186

• Home prices YoY: -1.4%
• Active inventory: 145
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-90

Break-even live

Break-even rent $2,308

Max offer price $284,084

Occupancy floor 99%

Sensitivity live

Price	-10% $80	-5% $-5	+0% $-90	+5% $-174	+10% $-259
Rent	-10% $-263	-5% $-176	+0% $-90	+5% $-3	+10% $84
Rate	-1.0pp $61	-0.5pp $-13	base $-90	+0.5pp $-167	+1.0pp $-246

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2199 Fincher Dr Westmoreland, TN	3.0	2.0	1532	$2,195	$1.43	0d	1	0.68mi

Listing history 11 events

1. 2026-06-21
   days on market $299,900 Active 16 DOM
2. 2026-06-18
   days on market $299,900 Active 13 DOM
3. 2026-06-17
   days on market $299,900 Active 12 DOM
4. 2026-06-16
   days on market $299,900 Active 11 DOM
5. 2026-06-15
   days on market $299,900 Active 10 DOM
6. 2026-06-13
   days on market $299,900 Active 8 DOM
7. 2026-06-13
   days on market $299,900 Active 7 DOM
8. 2026-06-09
   days on market $299,900 Active 4 DOM
9. 2026-06-08
   days on market $299,900 Active 3 DOM
10. 2026-06-07
    remarks 323-char remark
11. 2026-06-07
    listed $299,900 Active 2 DOM

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$618/yr (+$52/mo · 40.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$16,799
• − Property taxes: −$1,511
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$8,724
• Taxable loss: −$6,408
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $464/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 — Westmoreland

• Score: 68/100
• State rank: #91
• US rank: #9706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmoreland, TN
• Population (ZIP): 10,644

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -4.60%
• Current HPI: 336.4711
• 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

+50.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-10 Price Changed $299,900 REALTRACS as Distributed by MLS Grid
• 2025-06-24 Price Changed $304,900 REALTRACS as Distributed by MLS Grid
• 2025-06-04 Listed $309,900 REALTRACS as Distributed by MLS Grid
• 2020-01-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-10-13 Listed $199,900 REALTRACS as Distributed by MLS Grid

Property tax history

+21.0%/yr

Latest (2025): $1,511 · +474.5% YoY. Source: county tax records.