Hill V Modern Farmhouse Plan · Mount Juliet, TN 37122

$363,490

4 bd · 3.5 ba · 2,688 sqft · SingleFamily · 765 Days on market

Excellent condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.1/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extraordinary modern farmhouse style home offers 4 bedrooms, 3.5 baths and bonus gathering room. The flex room can accommodate your need for extra space. The dining area and eat-in island will provide multiple places to dine together with friends and family. The owners suite is on the main floor and features a spacious bath complete with matching walk-in closets, dual vanity, a garden tub, and separate shower. There are 3 bedrooms upstairs with walk-in closets and a bonus gathering room. The Hill V Modern Farmhouse is sure to fulfill the needs of your family.

Key facts

• Dual vanity
• Garden tub
• Listed 765 days

Tags

• MODERN FARMHOUSE STYLE
• OWNERS SUITE ON MAIN FLOOR
• MATCHING WALK-IN CLOSETS
• DUAL VANITY
• GARDEN TUB

🏗️ New construction. The $363,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $478,023.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $363k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (23.3% below list).
• Recommended offer: $279k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.8% in Mount Juliet — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#48 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elzie D Patton Elementary School (math 52% / reading 42%, grade D-, #139 of 952 statewide, top 16%, 469 students, 0% FRL); Mt. Juliet Middle School (math 41% / reading 36%, grade F, #49 of 333 statewide, top 15%, 1,022 students, 0% FRL); Mt. Juliet High School (math 20% / reading 49%, grade F, #41 of 332 statewide, top 15%, 1,633 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 1382 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 765 days — a 12% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,725 (23.3% 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. It's been on market 765 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $478,023
• List price: $363,490
• Delta: -23.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Creek Pt	0.36mi	3/2.5 (-1)	2,292 (-15%)	1mo	$436,400	$190	48
497 Creek Pt	0.63mi	4/2.5	2,507 (-7%)	12mo	$510,000	$203	45
1511 Saddle Vw	0.73mi	3/2.5 (-1)	2,523 (-6%)	4mo	$450,000	$178	44
1001 Highpoint Ct	0.74mi	4/3.0	3,085 (+15%)	3mo	$485,000	$157	36
1403 Saddle Crst	0.66mi	3/2.5 (-1)	2,382 (-11%)	22mo	$464,000	$195	23
1405 Saddle Crst	0.67mi	4/2.5	3,078 (+14%)	23mo	$530,000	$172	22
1808 Meadowglen Cir	0.71mi	3/2.5 (-1)	2,293 (-15%)	16mo	$472,000	$206	20

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.09×
• Total profit: $-145,545
• Equity at exit: $71,275

10-year hold

• IRR: -36.4%
• Equity multiple: -0.56×
• Total profit: $-208,442
• Equity at exit: $41,331

Cash invested: $133,846 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 11 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $440,000 ($187/sqft)
• Median days on market: 69 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -5.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 1382
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$2,507
• Tax est. 1.5%: −$598 /mo · $7,170/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-1,102

Break-even live

Break-even rent $4,182

Max offer price $318,622

Occupancy floor —

Sensitivity live

Price	-10% $-771	-5% $-936	+0% $-1,102	+5% $-1,267	+10% $-1,432
Rent	-10% $-1,322	-5% $-1,212	+0% $-1,102	+5% $-991	+10% $-881
Rate	-1.0pp $-861	-0.5pp $-980	base $-1,102	+0.5pp $-1,225	+1.0pp $-1,351

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: $119,506
• Closing costs: $14,341
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.65mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,939	$1.39	93d	1	0.67mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.67mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,689	$1.27	73d	1	0.70mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	67d	1	0.70mi
6311 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,759	$1.30	6d	1	0.74mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,769	$1.31	82d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,719	$1.29	76d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,579	$1.22	6d	1	0.76mi
5012 Millpond Ct Mount Juliet, TN	3.0	2.5	2138	$2,290	$1.07	64d	1	0.76mi
5004 Millpond Ct Mount Juliet, TN	4.0	2.5	2638	$2,699	$1.02	76d	1	0.77mi
5004 Millpond Ct Mount Juliet, TN	4.0	2.5	2638	$2,699	$1.02	78d	1	0.77mi
6319 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,749	$1.30	67d	1	0.79mi
2856 Park Knoll Dr Mount Juliet, TN	3.0	2.0	1751	$1,700	$0.97	82d	1	0.85mi
7001 Park Knoll Ln Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	6d	1	0.86mi
368 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,679	$1.27	6d	1	0.86mi
7021 Park Knoll Ln Mt Juliet, TN	2.0–4.0	2.0–3.0	1638	$3,630	$2.22	6d	1	0.87mi
615 Club View Way Mt. Juliet, TN	4.0	2.5	2012	$2,750	$1.37	67d	1	0.92mi
150 Falkner Ln Mt. Juliet, TN	3.0	2.5	2000	$2,495	$1.25	119d	1	1.03mi
4708 Venito St Mount Juliet, TN	4.0	3.0	2827	$3,100	$1.10	2d	1	1.05mi
523 Montrose Dr Mount Juliet, TN	3.0	2.5	2163	$3,150	$1.46	119d	1	1.08mi
200 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,780	$1.34	6d	1	1.15mi
210 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.15mi
212 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,765	$1.33	6d	1	1.16mi
214 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.16mi
220 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,800	$1.35	6d	1	1.18mi
7020 Timber Oak Dr Mount Juliet, TN	3.0	2.5	1860	$2,500	$1.34	6d	1	1.26mi
1324 Oakhall Ln Mount Juliet, TN	4.0	2.5	2887	$2,600	$0.90	6d	1	1.33mi
813 Pebble Beach Cir Mount Juliet, TN	4.0	2.5	1800	$2,270	$1.26	139d	1	1.38mi
1019 Stonehollow Way Mount Juliet, TN	3.0	2.5	2323	$2,650	$1.14	117d	1	1.39mi
604 Sire Ave Mount Juliet, TN	3.0	2.0	1916	$2,900	$1.51	119d	1	1.47mi

Listing history 50 events

1. 2026-09-23
   days on market $363,490 Active 765 DOM
2. 2026-09-22
   days on market $363,490 Active 764 DOM
3. 2026-09-21
   days on market $363,490 Active 763 DOM
4. 2026-09-20
   days on market $363,490 Active 762 DOM
5. 2026-09-19
   days on market $363,490 Active 761 DOM
6. 2026-09-18
   days on market $363,490 Active 760 DOM
7. 2026-09-17
   days on market $363,490 Active 759 DOM
8. 2026-09-16
   days on market $363,490 Active 758 DOM
9. 2026-09-15
   days on market $363,490 Active 757 DOM
10. 2026-09-14
    days on market $363,490 Active 756 DOM
11. 2026-09-13
    days on market $363,490 Active 755 DOM
12. 2026-09-12
    days on market $363,490 Active 754 DOM
13. 2026-09-11
    days on market $363,490 Active 753 DOM
14. 2026-09-05
    days on market $363,490 Active 747 DOM
15. 2026-09-04
    days on market $363,490 Active 746 DOM
16. 2026-09-03
    days on market $363,490 Active 745 DOM
17. 2026-08-31
    days on market $363,490 Active 742 DOM
18. 2026-08-30
    days on market $363,490 Active 741 DOM
19. 2026-08-29
    days on market $363,490 Active 740 DOM
20. 2026-08-28
    days on market $363,490 Active 739 DOM
21. 2026-08-27
    days on market $363,490 Active 738 DOM
22. 2026-08-25
    days on market $363,490 Active 736 DOM
23. 2026-08-24
    days on market $363,490 Active 735 DOM
24. 2026-08-23
    days on market $363,490 Active 734 DOM
25. 2026-08-22
    days on market $363,490 Active 733 DOM
26. 2026-08-21
    days on market $363,490 Active 732 DOM
27. 2026-08-20
    days on market $363,490 Active 731 DOM
28. 2026-08-19
    days on market $363,490 Active 730 DOM
29. 2026-08-18
    days on market $363,490 Active 729 DOM
30. 2026-08-17
    days on market $363,490 Active 728 DOM
31. 2026-08-16
    days on market $363,490 Active 727 DOM
32. 2026-08-15
    days on market $363,490 Active 726 DOM
33. 2026-08-14
    days on market $363,490 Active 725 DOM
34. 2026-08-13
    days on market $363,490 Active 724 DOM
35. 2026-08-12
    days on market $363,490 Active 723 DOM
36. 2026-08-11
    days on market $363,490 Active 722 DOM
37. 2026-08-10
    days on market $363,490 Active 721 DOM
38. 2026-08-09
    days on market $363,490 Active 720 DOM
39. 2026-08-08
    days on market $363,490 Active 719 DOM
40. 2026-08-07
    days on market $363,490 Active 718 DOM
41. 2026-08-06
    days on market $363,490 Active 717 DOM
42. 2026-08-05
    days on market $363,490 Active 716 DOM
43. 2026-08-04
    days on market $363,490 Active 715 DOM
44. 2026-08-03
    days on market $363,490 Active 714 DOM
45. 2026-07-31
    days on market $363,490 Active 711 DOM
46. 2026-07-30
    days on market $363,490 Active 709 DOM
47. 2026-07-28
    days on market $363,490 Active 708 DOM
48. 2026-07-26
    days on market $363,490 Active 706 DOM
49. 2026-07-24
    days on market $363,490 Active 704 DOM
50. 2026-07-23
    days on market $363,490 Active 703 DOM

ⓘ 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: $33,447
• − Mortgage interest: −$26,777
• − Property taxes: −$7,170
• − Insurance: −$2,390
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$13,906
• Taxable loss: −$22,148
• Est. tax savings @ 24.0%: +$5,315
• After-tax cash flow: $-7,903/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This modern farmhouse is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior. Potential value-adding improvements include painting the exterior and landscaping.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add a small garden or flower bed — A small garden can enhance curb appeal and add value ↑
• Both Install a security system — A security system can increase safety and property value ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Elzie D Patton Elementary School D- TN #139/952 Nat'l #14,504/41,679 Middle West Wilson Middle School F TN #45/333 Nat'l #6,151/14,009 High Mt. Juliet High School F TN #41/332 Nat'l #9,639/17,239

Schools (NCES district)

• District: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

B Composite livability gradescore 71/100

Livability — Mount Juliet

• Score: 71/100
• State rank: #48
• US rank: #7154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Juliet, TN
• County: Wilson County · 160,409 people
• City population: 68,492
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 68,492
• Household income: $112,967
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 8% of renters

---

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

---

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.85%
• Current HPI: 306.1814
• Rent YoY: ▲ 3.72%
• 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

-0.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $358,295 Zillow
• 2026-05-06 Price Changed $309,401 Zillow
• 2026-05-06 Price Changed $358,295 Zillow
• 2026-05-06 Price Changed $309,401 Zillow
• 2026-03-03 Price Changed $358,295 Zillow
• 2025-03-03 Price Changed $348,062 Zillow
• 2024-08-19 Listed $360,723 Zillow