2844 Jarman Hollow Rd · Clarksville, TN 37142

$209,900

4 bd · 1.0 ba · 1,554 sqft · SingleFamily public records · 163 Days on market

Built 1920 0.28 ac lot

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

Key facts

• Updated electric
• Dead end street
• Cumberland river

Tags

• DEAD END STREET
• CUMBERLAND RIVER
• UPDATED PLUMBING
• UPDATED ELECTRIC

Property features AI

Finance

• Other: Lot size approximately 0.28 acres

Exterior

• Parking: No covered parking; No total parking spaces listed
• Utilities: Public water; Septic tank; Electricity available; Water service available
• Home design: Single family residence; Residential property; Two levels
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Covered porch; Covered patio

Interior

• Kitchen: Kitchen (13x10) — no appliances listed
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; Bedroom sizes: 15x13, 10x10, 18x15, 15x10
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Crawl space basement; No built-in kitchen appliances listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (22x6)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (25.0% below list).
• Recommended offer: $158k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Cumberland Heights Elementary (math 45% / reading 34%, grade F, #231 of 952 statewide, top 26%, 592 students, 0% FRL); Montgomery Central Middle (math 22% / reading 25%, grade F, #162 of 333 statewide, top 50%, 806 students, 0% FRL); Montgomery Central High (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,056 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: 24 active listings in the ZIP; 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,512 (25.0% 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 163 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.17×
• Total profit: $9,909
• Equity at exit: $78,295

10-year hold

• IRR: 7.2%
• Equity multiple: 1.94×
• Total profit: $55,315
• Equity at exit: $109,391

Cash invested: $58,772 (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 37142

• Home prices YoY: 0.5%
• Active inventory: 24
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-2

Break-even live

Break-even rent $1,578

Max offer price $209,470

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $57	+0% $-2	+5% $-62	+10% $-121
Rent	-10% $-127	-5% $-65	+0% $-2	+5% $60	+10% $122
Rate	-1.0pp $103	-0.5pp $51	base $-2	+0.5pp $-57	+1.0pp $-112

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2025-12-16
   listed $209,900 Active
2. 2025-12-07
   historical
3. 2025-07-01
   price $235,000
4. 2025-06-30
   listed $215,000 Active
5. 2023-05-26
   soldstatus $188,000
6. 2023-05-25
   soldstatus $188,000 Closed 611-char remark

   Show marketing remark (611 chars)

   Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

7. 2023-04-06
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

8. 2023-03-29
   status Active 611-char remark

   Show marketing remark (611 chars)

   Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

9. 2023-02-16
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

10. 2023-02-03
    status Active 611-char remark

    Show marketing remark (611 chars)

    Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

11. 2023-01-27
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

12. 2023-01-27
    price $188,000 611-char remark

    Show marketing remark (611 chars)

    Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

13. 2023-01-24
    listed $185,000 Active 611-char remark

    Show marketing remark (611 chars)

    Stunning & picturesque bluff view. Great fishing near by. This renovated home has a grand covered front porch. Plenty of space for entertaining in the stupendous living area. A FULLY remodeled kitchen with striking glass tile backsplash, elegant granite, lovely refinished cabinets, & in a 2022 new fridge. Large bathroom with a new shower in 2018. Main bedroom & office are located on the main level. A spacious laundry room. Hot water heater replaced in 2015. Replaced ceilings, walls, flooring ,counter tops, back splash, and ceiling fans in 2019. Seller to provide buyer $600 HWA home warranty.

14. 2014-03-14
    soldstatus $85,000
15. 2014-03-12
    soldstatus $85,000
16. 2014-03-12
    soldstatus $85,000 Closed
17. 2014-01-15
    historical
18. 2013-08-16
    listed $89,900
19. 2000-11-20
    soldstatus $53,000

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$787/yr (+$66/mo · 112.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,901
• − Mortgage interest: −$11,758
• − Property taxes: −$703
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$6,106
• Taxable loss: −$3,739
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $868/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

• City population: 211,371
• Population (ZIP): 1,734

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: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 4% Black 1%
• Common ancestry: Italian 9% Lithuanian 8% Slovak 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Tagalog/Filipino 2% German/W. Germanic 1% Spanish 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: ▲ 1.60%
• Current HPI: 349.0738
• 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

+296.0% since first listed

19 events — show timeline

• 2025-12-16 Listed $209,900 REALTRACS as Distributed by MLS Grid
• 2025-12-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-01 Price Changed $235,000 REALTRACS as Distributed by MLS Grid
• 2025-06-30 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2023-05-26 Sold (Public Records) $188,000 Public Records
• 2023-05-25 Sold (MLS) $188,000 REALTRACS as Distributed by MLS Grid
• 2023-04-06 Pending — REALTRACS as Distributed by MLS Grid
• 2023-03-29 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-02-16 Pending — REALTRACS as Distributed by MLS Grid
• 2023-02-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-01-27 Pending — REALTRACS as Distributed by MLS Grid
• 2023-01-27 Price Changed $188,000 REALTRACS as Distributed by MLS Grid
• 2023-01-24 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2014-03-14 Sold (Public Records) $85,000 Public Records
• 2014-03-12 Sold (MLS) $85,000 REALTRACS as Distributed by MLS Grid
• 2014-03-12 Sold (MLS) $85,000 REALTRACS as Distributed by MLS Grid
• 2014-01-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-08-16 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2000-11-20 Sold (Public Records) $53,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $703 · +0.0% YoY. Source: county tax records.