118 Greenland Ct · Clarksville, TN 37042

$155,000

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 69 Days on market

Built 1986 $16/mo HOA · 1% of rent

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this updated 2-bedroom, 1-bath townhouse located at 118 Greenland Court, conveniently just minutes from Fort Campbell. This property features recent updates throughout, offering modern comfort and low-maintenance living. Ideal for homeowners seeking a prime location with easy access to local amenities and the base.

Key facts

• 1,742 sq ft lot
• 2 parking spots
• Built 1986

Property features AI

Finance

• Other: Living area about 1,092 square feet (per assessor)
• HOA & community: HOA with annual fee of $191 and a one-time fee of $300

Exterior

• Parking: 2 open parking spaces (parking lot)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Residential property; Two levels; Existing construction
• Construction: Vinyl siding
• Exterior features: Patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (Bedroom 1: 15 x 12; Bedroom 2: 14 x 11)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $13 ($161/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 $129k (16.7% below list).
• Recommended offer: $129k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Ringgold Elementary (math 19% / reading 23%, grade F, #633 of 952 statewide, top 67%, 801 students, 0% FRL); Kenwood High (math 5% / reading 29%, grade F, #225 of 332 statewide, top 69%, 1,291 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 21d 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

• It's been on market 69 days — a 6% lower offer ($146k) 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.
• Current owner paid $42k; list at $155k implies a 269% 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 $129,165 (16.7% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-26,493
• Equity at exit: $23,111

10-year hold

• IRR: -13.1%
• Equity multiple: 0.29×
• Total profit: $-30,812
• Equity at exit: $13,402

Cash invested: $43,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$65
• HOA: −$16
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $13

Break-even live

Break-even rent $1,275

Max offer price $155,000

Occupancy floor 94%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1986 Timberline Way Clarksville, TN	3.0	2.0	1254	$1,511	$1.20	21d	1	0.09mi
102 Eaglewood Ct Clarksville, TN	3.0	2.0	1062	$1,395	$1.31	21d	1	0.23mi
300 Ringgold Rd Clarksville, TN	2.0	1.5	1050	$995	$0.95	21d	1	0.24mi
2113 Ringgold Ct Unit 207 Clarksville, TN	2.0	2.0	960	$875	$0.91	21d	1	0.25mi
2113 Ringgold Ct #306 Clarksville, TN	3.0	2.0	1090	$1,015	$0.93	21d	1	0.26mi
2119 Ringgold Ct Unit 208 Clarksville, TN	2.0	2.0	1090	$875	$0.80	21d	1	0.29mi
144 Waterwheel Cir Clarksville, TN	3.0	2.0	1261	$1,650	$1.31	21d	1	0.34mi
144 Waterwheel Cir Clarksville, TN	3.0	2.0	1261	$1,550	$1.23	13d	1	0.34mi
15 Millswood Dr Unit D-112 Clarksville, TN	3.0	2.0	1172	$1,585	$1.35	21d	1	0.46mi
2011 Windroe Dr Clarksville, TN	3.0	2.0	1400	$1,500	$1.07	21d	1	0.49mi
1260 Parkway Pl Clarksville, TN	2.0	1.5	1080	$1,095	$1.01	21d	1	0.68mi
1671 Fort Campbell Blvd Clarksville, TN	1.0–2.0	1.0–1.5	726	$1,206	$1.66	21d	18	0.70mi
1235 Parkway Pl Clarksville, TN	2.0	1.0	920	$795	$0.86	21d	1	0.74mi
1244 Parkway Pl Unit C Clarksville, TN	2.0	1.5	1100	$1,000	$0.91	21d	1	0.75mi
1237 Parkway Pl Unit C Clarksville, TN	2.0	1.0	984	$850	$0.86	21d	1	0.75mi
1245 Parkway Pl Unit D Clarksville, TN	2.0	1.0	984	$850	$0.86	21d	1	0.79mi
221 Mills Dr Clarksville, TN	3.0	1.5	1100	$1,150	$1.05	13d	1	0.83mi
248 Drayton Dr Clarksville, TN	2.0–3.0	1.5–2.5	1060	$1,205	$1.14	13d	21	1.01mi
325 Mills Dr Clarksville, TN	3.0	2.0	1100	$1,800	$1.64	13d	1	1.07mi
205 Norris Dr Clarksville, TN	3.0	2.0	1225	$2,000	$1.63	21d	1	1.07mi
509 Britton Springs Rd Unit B2 Clarksville, TN	2.0	1.5	880	$1,095	$1.24	21d	1	1.09mi
161 Hadley Dr Unit B Clarksville, TN	3.0	2.0	1250	$1,450	$1.16	21d	1	1.09mi
511 Britton Springs Rd Apt C1 Clarksville, TN	2.0	1.5	880	$1,095	$1.24	21d	1	1.11mi
113 W Fork Dr Unit D Clarksville, TN	2.0	1.0	750	$850	$1.13	21d	1	1.11mi
1040 Glenkirk Dr Unit D Clarksville, TN	2.0	2.5	1146	$1,450	$1.27	21d	1	1.12mi
200 Drayton Dr Unit A Clarksville, TN	2.0	2.5	1146	$1,500	$1.31	21d	1	1.13mi
208 Drayton Dr Unit F Clarksville, TN	2.0	2.5	1146	$1,295	$1.13	21d	1	1.16mi
220 Drayton Dr Unit D Clarksville, TN	2.0	2.5	1146	$1,295	$1.13	13d	1	1.18mi
212 Drayton Dr Unit E Clarksville, TN	2.0	2.5	1146	$1,650	$1.44	21d	1	1.18mi
227 Short St Clarksville, TN	3.0	2.0	1189	$1,675	$1.41	21d	1	1.18mi
216 Drayton Dr Unit B Clarksville, TN	2.0	1.5	1146	$1,200	$1.05	21d	1	1.20mi
216 Drayton Dr Unit C Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	21d	1	1.20mi
216 Drayton Dr Clarksville, TN	2.0	2.5	1146	$1,395	$1.22	21d	1	1.20mi
1024 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	21d	1	1.22mi
1031 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	21d	1	1.22mi
1032 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	21d	1	1.22mi
1023 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,415	$1.23	21d	1	1.22mi
533 Patriot Park Ct Unit C Clarksville, TN	2.0	1.5	1100	$1,150	$1.05	21d	1	1.32mi
524 Patriot Park Ct Unit D Clarksville, TN	2.0	1.5	1020	$995	$0.98	21d	1	1.32mi
3 Lexington Dr #3 Clarksville, TN	2.0	1.0	788	$850	$1.08	21d	1	1.34mi

HOA detail condo

• Monthly dues: $16 · $192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 69 DOM
2. 2026-06-17
   days on market $155,000 Active 68 DOM
3. 2026-06-16
   days on market $155,000 Active 67 DOM
4. 2026-06-15
   days on market $155,000 Active 66 DOM
5. 2026-06-14
   days on market $155,000 Active 64 DOM
6. 2026-06-13
   days on market $155,000 Active 63 DOM
7. 2026-06-10
   days on market $155,000 Active 61 DOM
8. 2026-06-09
   days on market $155,000 Active 60 DOM
9. 2026-06-08
   days on market $155,000 Active 59 DOM
10. 2026-06-07
    days on market $155,000 Active 58 DOM
11. 2026-06-05
    days on market $155,000 Active 55 DOM
12. 2026-06-03
    days on market $155,000 Active 54 DOM
13. 2026-06-02
    days on market $155,000 Active 53 DOM
14. 2026-05-31
    days on market $155,000 Active 51 DOM
15. 2026-05-30
    days on market $155,000 Active 50 DOM
16. 2026-04-10
    listed $155,000 Active
17. 2025-01-27
    historical $1,100
18. 2025-01-22
    listed $1,100
19. 2019-07-24
    soldstatus $42,000 Closed
20. 2019-07-23
    soldstatus $42,000
21. 2019-06-19
    historical
22. 2019-06-19
    listed $42,000

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,363 · $114/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 1/10 Low
• 🌡 Heat 6/10 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: $15,500
• − Mortgage interest: −$8,682
• − Property taxes: −$1,363
• − Insurance: −$775
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − HOA: −$192
• − Depreciation: −$4,509
• Taxable loss: −$2,502
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $761/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

+269.0% since first listed

7 events — show timeline

• 2026-04-10 Listed $155,000 REALTRACS as Distributed by MLS Grid
• 2025-01-27 Rental Removed $1,100 REALTRACS
• 2025-01-22 Listed for Rent $1,100 REALTRACS
• 2019-07-24 Sold (MLS) $42,000 REALTRACS as Distributed by MLS Grid
• 2019-07-23 Sold (Public Records) $42,000 Public Records
• 2019-06-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-06-19 Listed $42,000 REALTRACS as Distributed by MLS Grid

Property tax history

+9.1%/yr

Latest (2025): $1,363 · +1.3% YoY. Source: county tax records.