64 Lynnwood Cir · Clarksville, TN 37040

$73,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 117 Days on market

Built 2026

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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
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Time to sit back and relax in your new home! This is a great 3 bedroom, 2 bath home with space for all your needs. Each room is large enough to fit a queen size bed and dresser and each has a walk in closet. The primary bathroom has a walk in shower and linen closet. The kitchen comes with all appliances, plenty of cabinets for all your storage needs, and has a large walk in pantry! There is a separate laundry area with enough room to move around in. This home also has a brand new HVAC system! Don't miss out, come in today to make this home yours before it is gone!!!

Key facts

• Walk in closet
• Walk in pantry
• New hvac system

Tags

• WALK IN CLOSET
• WALK IN PANTRY
• SEPARATE LAUNDRY AREA
• NEW HVAC SYSTEM

Property features AI

Finance

• Financial info: List price $73,900

Exterior

• Home design: Single-section plan (3 bed, 2 bath); Spec home
• Construction: Living area approximately 1,456; Built/listed in 2026 (new construction inventory type)

Interior

• Kitchen: Includes dishwasher, disposal, refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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); 604 active listings in the ZIP; 35 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 $511 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($67k) 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 $67,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.61%
• Cash-on-cash: 40.41%
• DSCR: 2.80
• GRM: 4.0

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: 34.9%
• Equity multiple: 2.44×
• Total profit: $29,889
• Equity at exit: $11,019

10-year hold

• IRR: 40.8%
• Equity multiple: 4.54×
• Total profit: $73,189
• Equity at exit: $6,390

Cash invested: $20,692 (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: 604
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $697

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 49%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Lynnwood Cir Unit 28 Clarksville, TN	3.0	2.0	1456	$1,519	$1.04	21d	1	0.03mi
94 Lynnwood Cir Unit 43 Clarksville, TN	4.0	2.0	1568	$1,439	$0.92	21d	1	0.14mi
955 Professional Park Dr Unit 102 Clarksville, TN	2.0	2.5	1200	$1,400	$1.17	21d	1	0.16mi
645 Stowe Ct Unit L Clarksville, TN	2.0	2.5	1216	$1,395	$1.15	13d	1	0.17mi
841 Professional Park Dr Clarksville, TN	3.0	2.5	1330	$1,595	$1.20	21d	1	0.17mi
850 Professional Park Dr Unit A201 Clarksville, TN	2.0	2.0	1176	$1,485	$1.26	13d	1	0.22mi
278 Kettering Ct Unit 189 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	13d	1	0.23mi
638 Stowe Ct Unit CC Clarksville, TN	2.0	2.5	1225	$1,375	$1.12	13d	1	0.24mi
820 Professional Park Dr Apt 3-A Clarksville, TN	2.0	1.5	1100	$1,140	$1.04	21d	1	0.26mi
172 Alexander Blvd Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.28mi
179 Lynnwood Cir Unit 103 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	21d	1	0.28mi
311 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,200	$0.99	21d	1	0.33mi
332 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.35mi
118 Alexander Blvd Clarksville, TN	2.0	2.5	1252	$2,275	$1.82	21d	1	0.36mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,850	$1.09	21d	1	0.36mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,800	$1.06	13d	1	0.36mi
337 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.37mi
950 Big Sky Dr Clarksville, TN	1.0–2.0	1.0–2.0	871	$1,310	$1.50	13d	21	0.38mi
341 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,265	$1.04	21d	1	0.38mi
106 Alexander Blvd Unit 1 Clarksville, TN	2.0	2.5	1215	$1,150	$0.95	21d	1	0.39mi
43 Ellington Ter Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	21d	1	0.41mi
2228 Killington Dr Clarksville, TN	4.0	2.0	1729	$1,900	$1.10	21d	1	0.41mi
851 Ted A Crozier Sr Blvd Clarksville, TN	1.0–3.0	1.0–2.0	937	$1,625	$1.73	13d	18	0.44mi
537 Bellamy Ln Clarksville, TN	3.0	2.5	1401	$1,800	$1.28	21d	1	0.59mi
475 Bellamy Ln Unit 3001 Clarksville, TN	2.0	2.0	1150	$2,000	$1.74	21d	1	0.92mi
1115 Thornberry Dr Clarksville, TN	3.0	2.0	1716	$1,995	$1.16	13d	1	1.09mi
445 Warfield Blvd Clarksville, TN	1.0–2.0	1.0–2.0	1051	$1,450	$1.38	13d	1	1.09mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	21d	1	1.21mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	13d	1	1.21mi
2315 Raleigh Ct Clarksville, TN	2.0	1.5	1050	$1,022	$0.97	21d	1	1.33mi
284 Raleigh Dr Clarksville, TN	2.0	1.5	1080	$1,850	$1.71	21d	1	1.35mi
1511 Cavern Ct Clarksville, TN	3.0	1.0	1075	$1,395	$1.30	21d	1	1.47mi
333 Rossview Rd Apt A Clarksville, TN	2.0	2.0	975	$1,150	$1.18	21d	1	1.47mi
260 Winters Ct Unit A Clarksville, TN	2.0	1.5	1025	$950	$0.93	13d	1	1.49mi
2501 Old Russellville Pike Clarksville, TN	2.0	2.5	1280	$1,500	$1.17	21d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $73,900 Active 117 DOM
2. 2026-06-17
   days on market $73,900 Active 116 DOM
3. 2026-06-16
   days on market $73,900 Active 115 DOM
4. 2026-06-15
   days on market $73,900 Active 114 DOM
5. 2026-06-14
   days on market $73,900 Active 112 DOM
6. 2026-06-13
   days on market $73,900 Active 111 DOM
7. 2026-06-09
   days on market $73,900 Active 108 DOM
8. 2026-06-08
   days on market $73,900 Active 107 DOM
9. 2026-06-07
   days on market $73,900 Active 106 DOM
10. 2026-06-05
    remarks 573-char remark
11. 2026-06-05
    days on market $73,900 Active 103 DOM
12. 2026-06-03
    days on market $73,900 Active 102 DOM
13. 2026-06-02
    days on market $73,900 Active 101 DOM
14. 2026-05-31
    days on market $73,900 Active 99 DOM
15. 2026-05-30
    days on market $73,900 Active 98 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: $18,343
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,150
• Taxable income: $7,640
• Est. tax owed @ 24.0%: −$1,834
• After-tax cash flow: $6,528/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): 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