100 Dowlen Ln · Pleasant View, TN 37035

$175,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 15 Days on market

Built 1982 1.00 ac lot $172/sqft · 42% below area Est $301k · 42% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.9/10.0

Listing remarks

* * STORYBOOK SETTING ON BEAUTIFUL 1 ACRE LOT * * CALLING ALL INVESTORS AND RENOVATORS! This 2 Bed 1 Bath Cabin with huge 2 Car Garage/Detached Workshop and 7 Stall Barn is ready for your updates and personal touch. Sitting on a quiet street, it's tucked back on a beautiful 1 acre lot surrounded by mature trees and features a charming rocking chair front porch, soaring ceilings, loft, wood burning stove, gun safe, and sun room. Reach out with questions! * * ALL OFFERS TO BE SUBMITTED BY MAY 26th AT 6PM * *

Key facts

• 1 acre lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Taxes reported ($1,492 annual)
• HOA & community: Pets allowed

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces; 2 total parking spaces
• Utilities: Public water available; Septic tank sewer; Water available
• Home design: Single family residence; One story; Residential property
• Construction: Log construction
• Exterior features: Porch; Covered porch; Deck; Storage structure; Level, wooded lot (1 acre)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Built-in features; Extra closets; High ceilings; Crawl space basement; Living room fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $170k (2.9% below list).
• Recommended offer: $170k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% in Pleasant View — 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 71/100 on livability (#44 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pleasant View Elementary (math 37% / reading 42%, grade F, #231 of 952 statewide, top 26%, 556 students, 0% FRL); Sycamore High School (math 2% / reading 37%, grade F, #183 of 332 statewide, top 59%, 712 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: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 271 units permitted in Cheatham County in 2024 (0 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000 (2.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $301,353
• List price: $175,000
• Delta: -41.93%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Dowlen Ln	0.00mi	2/1.0	1,020 (0%)	0mo	$206,000	$202	100

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,866
• Equity at exit: $26,093

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,495
• Equity at exit: $15,131

Cash invested: $49,000 (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 37035

• Home prices YoY: -2.3%
• Active inventory: 32
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $228

Break-even live

Break-even rent $1,411

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $327	-5% $278	+0% $228	+5% $178	+10% $129
Rent	-10% $94	-5% $161	+0% $228	+5% $295	+10% $362
Rate	-1.0pp $316	-0.5pp $273	base $228	+0.5pp $183	+1.0pp $137

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Heatherwood Rd Pleasant View, TN	3.0	2.5	1242	$1,700	$1.37	18d	1	1.27mi

Listing history 2 events

1. 2026-05-14
   listed $175,000 Active 507-char remark
2. 2026-05-13
   historical $175,000 507-char remark

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $20,400
• − Mortgage interest: −$9,803
• − Property taxes: −$1,492
• − Insurance: −$875
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$5,091
• Taxable loss: −$125
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,766/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Pleasant View

• Score: 71/100
• State rank: #44
• US rank: #6770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,424

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Portuguese 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.14%
• Current HPI: 342.4272
• 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

+17.7% since first listed

4 events — show timeline

• 2026-06-09 Sold (MLS) $206,000 REALTRACS as Distributed by MLS Grid
• 2026-05-28 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-14 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $175,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,492 · +11.4% YoY. Source: county tax records.