7211 Rye Ct · Fairview, TN 37062

$265,000

2 bd · 3.0 ba · 1,728 sqft · Condo public records · 6 Days on market

Built 2004 $153/sqft · at area comps Est $273k · at est. $209/mo HOA · 10% of rent

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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 +10.1/30.0
• ARV discount +8.8/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

End-unit townhome in Williamson County with a garage, wooded backdrop, and a prime location across from the community pool and clubhouse! The main level offers a functional layout with kitchen, dining/living room combo, and half bath. Upstairs features a laundry area and two oversized bedrooms, each with its own private bathroom. The primary suite includes two walk-in closets and dual vanities. These bedrooms are so huge you could partition them off to have your own home office or creative space! New carpet installed October 2023. Roof replaced in 2017. Conveniently located in the heart of Fairview near Walmart, Publix, the new Ace hardware, restaurants, and directly across from Bowie Natur

Key facts

• Wooded backdrop
• Laundry area
• Dual vanities

Tags

• WOODED BACKDROP
• PRIME LOCATION
• LAUNDRY AREA
• TWO WALK-IN CLOSETS
• DUAL VANITIES
• HOME OFFICE

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (19.8% below list).
• Recommended offer: $213k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 1.8% in Fairview — 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 72/100 on livability (#31 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: schools D+, amenities F, commute F.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 355 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,994 units permitted in Williamson County in 2024 (637 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.
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,527 (19.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $272,808
• List price: $265,000
• Delta: -2.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-52,810
• Equity at exit: $39,512

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-58,599
• Equity at exit: $22,912

Cash invested: $74,200 (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 37062

• Home prices YoY: -21.0%
• Active inventory: 355
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$110
• HOA: −$209
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-155

Break-even live

Break-even rent $2,322

Max offer price $237,535

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7104 White Oak Dr Fairview, TN	3.0	1.0	1050	$1,745	$1.66	8d	1	0.33mi
7184 Chester Rd Fairview, TN	3.0	2.0	1165	$1,850	$1.59	16d	1	0.39mi
7444 Penngrove Ln Fairview, TN	3.0	2.5	1988	$2,540	$1.28	44d	1	0.74mi
7901 Chester Rd Fairview, TN	3.0	1.0	1050	$1,830	$1.74	3d	1	0.99mi
7100 Colquitt Way Fairview, TN	3.0	2.5	1615	$1,949	$1.21	44d	1	1.03mi
7124 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,300	$1.48	44d	1	1.29mi
7133 Mapleside Ln Fairview, TN	3.0	2.5	1558	$2,100	$1.35	44d	1	1.32mi
2592 Fairview Blvd Fairview, TN	3.0	2.0	1700	$2,161	$1.27	3d	1	1.39mi
7213 Rosemary Ct Fairview, TN	2.0	1.5	1095	$1,750	$1.60	44d	1	1.42mi

HOA detail condo

• Monthly dues: $209 · $2,508/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $265,000 Active 6 DOM
2. 2026-06-17
   days on market $265,000 Active 5 DOM
3. 2026-06-16
   days on market $265,000 Active 4 DOM
4. 2026-06-15
   days on market $265,000 Active 3 DOM
5. 2026-06-13
   status $265,000 Active 1 DOM
6. 2026-06-13
   statusdays on marketlisting id $265,000 Coming Soon 1 DOM
7. 2026-05-11
   historical
8. 2026-05-01
   price $265,000
9. 2026-05-01
   price $260,000
10. 2026-04-09
    price $265,000
11. 2026-03-19
    price $275,000
12. 2026-03-11
    price $280,000
13. 2026-02-19
    listed $285,000 Active
14. 2026-01-21
    historical
15. 2026-01-07
    price $290,000
16. 2025-12-18
    price $295,000
17. 2025-11-26
    listed $300,000 Active
18. 2025-11-21
    historical
19. 2024-03-07
    soldstatus $260,000
20. 2024-03-04
    soldstatus $260,000 Closed
21. 2024-02-22
    status Pending
22. 2024-02-04
    price $285,000
23. 2024-01-26
    listed $295,000 Active
24. 2024-01-25
    historical $295,000
25. 2019-10-22
    soldstatus $177,000
26. 2019-10-21
    soldstatus $177,000 Closed
27. 2019-09-14
    historical Contingent - Inspection
28. 2019-09-12
    price $182,000
29. 2019-08-25
    listed $185,000 Active
30. 2005-06-06
    soldstatus $103,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: +$378/yr (+$31/mo · 25.1%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,503
• − Mortgage interest: −$14,844
• − Property taxes: −$1,504
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$2,508
• − Depreciation: −$7,709
• Taxable loss: −$6,467
• Est. tax savings @ 24.0%: +$1,552
• After-tax cash flow: $-314/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Fairview

• Score: 72/100
• State rank: #31
• US rank: #5759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, TN
• County: Williamson County · 237,211 people
• City population: 13,851
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 13,851
• Household income: $91,750
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 179.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.63%
• Current HPI: 360.3455
• Rent YoY: —
• 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

+157.3% since first listed

24 events — show timeline

• 2026-05-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Price Changed $265,000 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Price Changed $260,000 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Price Changed $265,000 REALTRACS as Distributed by MLS Grid
• 2026-03-19 Price Changed $275,000 REALTRACS as Distributed by MLS Grid
• 2026-03-11 Price Changed $280,000 REALTRACS as Distributed by MLS Grid
• 2026-02-19 Listed $285,000 REALTRACS as Distributed by MLS Grid
• 2026-01-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-07 Price Changed $290,000 REALTRACS as Distributed by MLS Grid
• 2025-12-18 Price Changed $295,000 REALTRACS as Distributed by MLS Grid
• 2025-11-26 Listed $300,000 REALTRACS as Distributed by MLS Grid
• 2025-11-21 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2024-03-07 Sold (Public Records) $260,000 Public Records
• 2024-03-04 Sold (MLS) $260,000 REALTRACS as Distributed by MLS Grid
• 2024-02-22 Pending — REALTRACS as Distributed by MLS Grid
• 2024-02-04 Price Changed $285,000 REALTRACS as Distributed by MLS Grid
• 2024-01-26 Listed $295,000 REALTRACS as Distributed by MLS Grid
• 2024-01-25 Coming Soon $295,000 REALTRACS as Distributed by MLS Grid
• 2019-10-22 Sold (Public Records) $177,000 Public Records
• 2019-10-21 Sold (MLS) $177,000 REALTRACS as Distributed by MLS Grid
• 2019-09-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-09-12 Price Changed $182,000 REALTRACS as Distributed by MLS Grid
• 2019-08-25 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2005-06-06 Sold (Public Records) $103,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,504 · +9.9% YoY. Source: county tax records.