3036 Three Creeks Dr NW Unit 7b · Cleveland, TN 37312

$254,500

4 bd · 3.5 ba · 1,397 sqft · Condo · 183 Days on market

Built 2025 Excellent condition Garage $182/sqft · at area comps Est $255k · at est. $13/mo HOA · 1% of rent

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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 +7.6/15.0
• Cash flow +7.1/30.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Three Creeks Townhomes - a beautifully designed community featuring brand-new craftsman-style construction with upscale finishes throughout. This 4-bedroom, 3-bath townhome offers the perfect blend of comfort and convenience, with two of the bedrooms featuring private en-suites. The gourmet kitchen boasts custom cabinetry, granite countertops, and sleek stainless steel appliances--ideal for everyday living and entertaining. Step out back to your private deck, perfect for grilling or relaxing with friends. This one-of-a-kind neighborhood includes unique amenities such as a private bus stop, dedicated dog park, and sidewalk-lined streets perfect for evening strolls and added peace of mind. Each unit also includes a walk-in crawl space, providing generous additional storage. Conveniently located for easy access to Chattanooga and just minutes from the heart of downtown, Three Creeks Townhomes is the perfect home for commuters, professionals, and anyone seeking stylish low-maintenance living in a vibrant community.

Key facts

• Custom cabinetry
• Gourmet kitchen
• Granite countertops

Tags

• CRAFTSMAN STYLE CONSTRUCTION
• PRIVATE EN SUITES
• GOURMET KITCHEN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $254k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (30.1% below list).
• Recommended offer: $178k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.5% in Cleveland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Bradley County (other): math 35% / reading 34% proficiency, ranked #33 of 139 in TN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charleston Elementary School (math 37% / reading 37%, grade F, #272 of 952 statewide, top 31%, 341 students, 0% FRL); Ocoee Middle School (math 32% / reading 33%, grade F, #81 of 333 statewide, top 26%, 997 students, 0% FRL); Walker Valley High School (math 32% / reading 47%, grade F, #28 of 332 statewide, top 9%, 1,498 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 780 active listings in the ZIP; solid renter incomes; 768 units permitted in Bradley County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $177,994 (30.1% 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 183 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.70% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $255,000
• List price: $254,500
• Delta: -0.20%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3333 Walters Springs Rd NW	0.05mi	4/3.5	1,397 (0%)	0mo	$254,000	$182	97
3333 Walters Springs Rd NW Unit 13c	0.05mi	4/3.5	1,397 (0%)	0mo	$254,000	$182	97
3331 Walters Springs Rd NW	0.05mi	4/3.5	1,397 (0%)	4mo	$254,500	$182	95
3044 Three Creeks Dr	0.02mi	3/2.5 (-1)	1,410 (+1%)	1mo	$256,600	$182	88
3046 Three Creeks Dr NW	0.02mi	3/2.5 (-1)	1,410 (+1%)	1mo	$255,000	$181	87
3046 Three Creeks Dr NW Unit 6b	0.02mi	3/2.5 (-1)	1,410 (+1%)	1mo	$255,000	$181	87
204 Crystal View Dr NW	0.38mi	3/3.0 (-1)	1,478 (+6%)	2mo	$365,000	$247	64
3 Willow Run Trl NW	0.65mi	3/2.0 (-1)	1,500 (+7%)	1mo	$379,900	$253	46
2636 Willow Run Trl NW	0.61mi	3/2.0 (-1)	1,500 (+7%)	4mo	$379,900	$253	45
509 Harris Creek Trl SW	1.15mi	3/2.0 (-1)	1,514 (+8%)	1mo	$460,000	$304	39
631 Harris Creek Trl SW	1.40mi	3/2.0 (-1)	1,672 (+20%)	2mo	$341,500	$204	27
3033 Discovery Dr NW	1.44mi	3/2.0 (-1)	1,697 (+22%)	4mo	$410,000	$242	26

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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.03×
• Total profit: $-69,456
• Equity at exit: $37,947

10-year hold

• IRR: -49.9%
• Equity multiple: -0.54×
• Total profit: $-109,562
• Equity at exit: $22,005

Cash invested: $71,260 (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 37312

• Rents YoY: 0.1%
• Active inventory: 780
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,335
• Tax est. 1.5%: −$318 /mo · $3,818/yr
• Insurance: −$106
• HOA: −$13
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-366

Break-even live

Break-even rent $2,243

Max offer price $201,591

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-278	+0% $-366	+5% $-454	+10% $-542
Rent	-10% $-506	-5% $-436	+0% $-366	+5% $-295	+10% $-225
Rate	-1.0pp $-237	-0.5pp $-301	base $-366	+0.5pp $-432	+1.0pp $-499

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: $63,625
• Closing costs: $7,635
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Energy-efficient windows
• HOA & community: HOA with annual fee ($150/year)Association maintains groundsCommunity sidewalksCommon interest: Condominium

Exterior

• Parking: Detached garageConcrete driveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity available
• Home design: Attached townhouseThree or more levelsResidential condominiumNew construction
• Construction: Other construction materialsOther roof type
• Exterior features: BalconyZero lot lineLandscaping and grounds maintained by association

Interior

• Kitchen: MicrowaveRangeDishwasher
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central electric heatCentral air
• Interior features: Ceiling fansOpen floor planWalk-in closetsDouble vanity in master bathroomSmoke detectors
• Laundry & utility: Electric heating system (central)Central air conditioning

HOA detail $13/mo · $156/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $254,500 Active 183 DOM
2. 2026-09-22
   days on market $254,500 Active 182 DOM
3. 2026-09-21
   days on market $254,500 Active 181 DOM
4. 2026-09-20
   days on market $254,500 Active 180 DOM
5. 2026-09-19
   days on market $254,500 Active 179 DOM
6. 2026-09-18
   days on market $254,500 Active 178 DOM
7. 2026-09-17
   days on market $254,500 Active 177 DOM
8. 2026-09-16
   days on market $254,500 Active 176 DOM
9. 2026-09-15
   days on market $254,500 Active 175 DOM
10. 2026-09-14
    days on market $254,500 Active 174 DOM
11. 2026-09-13
    days on market $254,500 Active 173 DOM
12. 2026-09-12
    days on market $254,500 Active 172 DOM
13. 2026-09-11
    days on marketlisting id $254,500 Active 171 DOM
14. 2026-09-05
    days on market $254,500 Active 16 DOM
15. 2026-09-04
    days on market $254,500 Active 15 DOM
16. 2026-09-03
    days on market $254,500 Active 14 DOM
17. 2026-09-01
    days on market $254,500 Active 12 DOM
18. 2026-08-30
    days on market $254,500 Active 10 DOM
19. 2026-08-29
    days on market $254,500 Active 9 DOM
20. 2026-08-28
    days on market $254,500 Active 8 DOM
21. 2026-08-27
    days on market $254,500 Active 7 DOM
22. 2026-08-26
    days on market $254,500 Active 6 DOM
23. 2026-08-25
    days on market $254,500 Active 5 DOM
24. 2026-08-24
    days on market $254,500 Active 4 DOM
25. 2026-08-23
    days on market $254,500 Active 3 DOM
26. 2026-08-22
    days on market $254,500 Active 2 DOM
27. 2026-08-20
    days on marketlisting id $254,500 Active 1 DOM
28. 2026-08-20
    days on market $254,500 Active 149 DOM
29. 2026-08-19
    days on market $254,500 Active 148 DOM
30. 2026-08-18
    days on market $254,500 Active 147 DOM
31. 2026-08-17
    days on market $254,500 Active 146 DOM
32. 2026-08-16
    days on market $254,500 Active 145 DOM
33. 2026-08-15
    days on market $254,500 Active 144 DOM
34. 2026-08-14
    days on market $254,500 Active 143 DOM
35. 2026-08-13
    days on market $254,500 Active 142 DOM
36. 2026-08-12
    days on market $254,500 Active 141 DOM
37. 2026-08-11
    days on market $254,500 Active 140 DOM
38. 2026-08-10
    days on market $254,500 Active 139 DOM
39. 2026-08-09
    days on market $254,500 Active 138 DOM
40. 2026-08-08
    days on market $254,500 Active 137 DOM
41. 2026-08-07
    days on market $254,500 Active 136 DOM
42. 2026-08-06
    days on market $254,500 Active 135 DOM
43. 2026-08-05
    days on market $254,500 Active 134 DOM
44. 2026-08-04
    days on market $254,500 Active 133 DOM
45. 2026-08-03
    days on market $254,500 Active 132 DOM
46. 2026-07-31
    days on market $254,500 Active 129 DOM
47. 2026-07-29
    days on market $254,500 Active 127 DOM
48. 2026-07-27
    days on market $254,500 Active 125 DOM
49. 2026-07-25
    days on market $254,500 Active 123 DOM
50. 2026-07-24
    days on market $254,500 Active 122 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: $21,359
• − Mortgage interest: −$14,256
• − Property taxes: −$3,818
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − HOA: −$156
• − Depreciation: −$7,404
• Taxable loss: −$8,964
• Est. tax savings @ 24.0%: +$2,151
• After-tax cash flow: $-2,236/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 100/100 None rehab

This brand-new townhome in Three Creeks Townhomes is move-in ready with high-end finishes and modern amenities.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and adds modern appeal ↑
• Both Add smart thermostat — Saves energy and adds modern appeal ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Charleston Elementary School F TN #272/952 Nat'l #21,438/41,679 Middle Cleveland Middle F TN #147/333 Nat'l #10,204/14,009 High Cleveland High F TN #208/332 Nat'l #14,713/17,239

Schools (NCES district)

• District: Bradley County
• NCES district ID: 4700330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,807
• Composite: 29.54/100
• National rank: #6494
• State rank: #33 of 139 in TN

B Composite livability gradescore 70/100

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bradley County · 114,901 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 36,669
• Household income: $78,261
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 11% of renters

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Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

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Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.27%
• Current HPI: 260.8746
• Rent YoY: ▲ 0.15%
• Metro: Cleveland, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

Property features AI

Finance

• Other: Energy-efficient windows
• HOA & community: HOA with annual fee ($150/year)Association maintains groundsCommunity sidewalksCommon interest: Condominium

Exterior

• Parking: Detached garageConcrete driveway
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity available
• Home design: Attached townhouseThree or more levelsResidential condominiumNew construction
• Construction: Other construction materialsOther roof type
• Exterior features: BalconyZero lot lineLandscaping and grounds maintained by association

Interior

• Kitchen: MicrowaveRangeDishwasher
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Central electric heatCentral air
• Interior features: Ceiling fansOpen floor planWalk-in closetsDouble vanity in master bathroomSmoke detectors
• Laundry & utility: Electric heating system (central)Central air conditioning

Price history

+0.0% since first listed

3 events — show timeline

• 2026-08-20 Listed $254,500 REALTRACS as Distributed by MLS Grid
• 2026-03-24 Listed $254,500 GCAR
• 2026-03-24 Listed $254,500 RCAOR