94 Lynnwood Cir · Clarksville, TN 37040

$65,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 51 Days on market

Built 2026 Good condition

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't wait to have your summer fun! Buy your new home now! This is a great 4 bedroom home with amazing space. The kitchen has all appliances included. There is laundry hook ups in the separate laundry room. Your new home has grey tones through out and new carpet. Each room has a walk in closet. Don't miss out on this great opportunity! Call or come in today for your tour!

Key facts

• Built 2026
• Listed 50 days

Property features AI

Finance

• Financial info: List price $65,900

Exterior

• Home design: Single-section home (4 bed, 2 bath plan); Spec inventory new construction
• Construction: New construction (plan named 4 Bed 2 Bath Single Section)
• Exterior features: Living area of 1,568 (listed)

Interior

• Kitchen: Includes dishwasher, disposal, and refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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.
• Market conditions: Rents rising (+1.3%/yr); 608 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• This rent runs 30% of the median local income ($68k/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 $456 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

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 $63,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.57% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.50%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.32% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 3.32×
• Total profit: $42,842
• Equity at exit: $9,826

10-year hold

• IRR: 58.6%
• Equity multiple: 6.35×
• Total profit: $98,739
• Equity at exit: $5,698

Cash invested: $18,452 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 608
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $884

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 43%

Sensitivity live

Price	-10% $930	-5% $907	+0% $884	+5% $861	+10% $839
Rent	-10% $750	-5% $817	+0% $884	+5% $951	+10% $1,018
Rate	-1.0pp $917	-0.5pp $901	base $884	+0.5pp $867	+1.0pp $850

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Lynnwood Cir Unit 43 Clarksville, TN	4.0	2.0	1568	$1,439	$0.92	22d	1	0.03mi
841 Professional Park Dr Clarksville, TN	3.0	2.5	1330	$1,595	$1.20	22d	1	0.03mi
64 Lynnwood Cir Unit 28 Clarksville, TN	3.0	2.0	1456	$1,519	$1.04	22d	1	0.16mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,800	$1.06	14d	1	0.29mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,850	$1.09	22d	1	0.29mi
2228 Killington Dr Clarksville, TN	4.0	2.0	1729	$1,900	$1.10	22d	1	0.34mi
278 Kettering Ct Unit 189 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	14d	1	0.35mi
179 Lynnwood Cir Unit 103 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	22d	1	0.37mi
851 Ted A Crozier Sr Blvd Clarksville, TN	1.0–3.0	1.0–2.0	937	$1,625	$1.73	14d	18	0.51mi
537 Bellamy Ln Clarksville, TN	3.0	2.5	1401	$1,800	$1.28	22d	1	0.63mi
709 Valencia Dr Clarksville, TN	4.0	2.5	2213	$2,495	$1.13	22d	1	0.87mi
1115 Thornberry Dr Clarksville, TN	3.0	2.0	1716	$1,995	$1.16	14d	1	0.94mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	22d	1	1.09mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	14d	1	1.09mi
1511 Cavern Ct Clarksville, TN	3.0	1.0	1075	$1,395	$1.30	22d	1	1.32mi

Listing history 15 events

1. 2026-06-21
   days on market $65,900 Active 51 DOM
2. 2026-06-18
   days on market $65,900 Active 48 DOM
3. 2026-06-17
   days on market $65,900 Active 47 DOM
4. 2026-06-16
   days on market $65,900 Active 46 DOM
5. 2026-06-15
   days on market $65,900 Active 45 DOM
6. 2026-06-14
   days on market $65,900 Active 43 DOM
7. 2026-06-13
   days on market $65,900 Active 42 DOM
8. 2026-06-09
   days on market $65,900 Active 39 DOM
9. 2026-06-08
   days on market $65,900 Active 38 DOM
10. 2026-06-07
    days on market $65,900 Active 37 DOM
11. 2026-06-05
    days on market $65,900 Active 34 DOM
12. 2026-06-03
    days on market $65,900 Active 33 DOM
13. 2026-06-02
    days on market $65,900 Active 32 DOM
14. 2026-05-31
    days on market $65,900 Active 30 DOM
15. 2026-05-30
    days on market $65,900 Active 29 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,348
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$1,917
• Taxable income: $10,166
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,170/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 · 3 photos

Good 75/100 Cosmetic rehab

This 4-bedroom home is in good condition with no visible major repairs needed. It has a good exterior, interior, and landscaping, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers/tenants.
• Resale Upgrading the appliances — Upgrading the appliances can make the home more appealing to potential buyers.
• Rental Adding a deck or patio — A deck or patio can increase the rental value by providing outdoor living space for tenants.
• Both Upgrading the flooring — Upgrading the flooring can improve the home's appearance and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the appliances — Upgrading the appliances can make the home more appealing to potential buyers. ↑
• Rental Adding a deck or patio — A deck or patio can increase the rental value by providing outdoor living space for tenants. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• 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