711 Peachers Dr · Clarksville, TN 37042

$529,900

8 bd · 4.0 ba · 2,976 sqft · MultiFamily public records · 141 Days on market

Built 1995 Est $533k · at est.

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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).

• Cash flow +9.8/30.0
• ARV discount +7.7/15.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Unique opportunity for Income Producing or savvy investors. A 4-Plex conveniently located close to Fort Campbell, APSU, and Downtown.

Key facts

• Built 1995
• Listed 141 days

Property features AI

Finance

• Financial info: Gross income reported: $44,400; Net operating income reported: $44,100; Owner pays: none; Tenants pay electricity and water

Exterior

• Parking: Parking pad (no covered spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Residential income property; Attached quadruplex; Two-story building; Approximate year built
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Parking pad

Interior

• Bedrooms: Four 2-bedroom units (total 4 units)
• Flooring: Carpet; Vinyl
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and vinyl flooring; Smoke detectors
• Laundry & utility: Individual laundry hookups in each unit; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative. Per door: $-84/mo.
• To cash-flow at today's rent, offer at most $471k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (31.5% below list).
• Recommended offer: $363k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Byrns Darden Elementary (math 14% / reading 21%, grade F, #704 of 952 statewide, top 74%, 536 students, 0% FRL); Kenwood High (math 5% / reading 29%, grade F, #225 of 332 statewide, top 69%, 1,291 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: Rents rising (+1.3%/yr); 893 active listings in the ZIP; 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• At $3,628/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 2093% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $152k; list at $530k implies a 247% gain — meaningful room to come down on a strong offer.

Recommended offer $362,800 (31.5% 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 141 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $532,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Oak St	0.74mi	8/4.0	2,800 (-6%)	3mo	$500,000	$179	53

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-113,615
• Equity at exit: $79,010

10-year hold

• IRR: -21.2%
• Equity multiple: -0.02×
• Total profit: $-151,910
• Equity at exit: $45,816

Cash invested: $148,372 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 893
• Price-to-rent: 48.7×

Monthly cashflow live

• Estimated rent: $3,628 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $-335

Break-even live

Break-even rent $4,052

Max offer price $470,790

Occupancy floor —

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$3,628
Total (4 units)			$3,628

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: $132,475
• Closing costs: $15,897
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $529,900 Active 141 DOM
2. 2026-06-17
   days on market $529,900 Active 140 DOM
3. 2026-06-16
   days on market $529,900 Active 139 DOM
4. 2026-06-15
   days on market $529,900 Active 138 DOM
5. 2026-06-14
   days on market $529,900 Active 136 DOM
6. 2026-06-13
   days on market $529,900 Active 135 DOM
7. 2026-06-10
   days on market $529,900 Active 133 DOM
8. 2026-06-09
   days on market $529,900 Active 132 DOM
9. 2026-06-08
   days on market $529,900 Active 131 DOM
10. 2026-06-07
    days on market $529,900 Active 130 DOM
11. 2026-06-05
    days on market $529,900 Active 127 DOM
12. 2026-06-03
    days on market $529,900 Active 126 DOM
13. 2026-06-02
    days on market $529,900 Active 125 DOM
14. 2026-05-31
    days on market $529,900 Active 123 DOM
15. 2026-05-30
    days on market $529,900 Active 122 DOM
16. 2026-01-28
    listed $529,900 Active
17. 2025-04-02
    historical 133-char remark

    Show marketing remark (133 chars)

    Unique opportunity for Income Producing or savvy investors. A 4-Plex conveniently located close to Fort Campbell, APSU, and Downtown.

18. 2024-10-13
    listed $553,900 Active 133-char remark

    Show marketing remark (133 chars)

    Unique opportunity for Income Producing or savvy investors. A 4-Plex conveniently located close to Fort Campbell, APSU, and Downtown.

19. 2024-09-26
    historical $553,900 133-char remark

    Show marketing remark (133 chars)

    Unique opportunity for Income Producing or savvy investors. A 4-Plex conveniently located close to Fort Campbell, APSU, and Downtown.

20. 2017-10-02
    soldstatus $152,500
21. 2017-09-29
    soldstatus $152,500 Closed 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

22. 2017-09-25
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

23. 2017-06-29
    price $194,900 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

24. 2017-05-17
    status Active 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

25. 2017-05-11
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

26. 2017-04-27
    status Active 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

27. 2017-04-24
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

28. 2017-04-18
    listed $180,000 Active 173-char remark

    Show marketing remark (173 chars)

    Income Producing 4 Plex Conveniently located close to Ft. Campbell, APSU & Downtown! All Units Include Washer and Dryer Hook-ups! Seller will fix building to pass VA/FHA

29. 2004-09-01
    soldstatus $144,900

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $3,762 · $314/mo
• Expected delta: +$1,349/yr (+$112/mo · 55.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $43,536
• − Mortgage interest: −$29,683
• − Property taxes: −$2,413
• − Insurance: −$2,650
• − Repairs & maintenance: −$3,483
• − Management: −$3,483
• − Depreciation: −$15,415
• Taxable loss: −$13,590
• Est. tax savings @ 24.0%: +$3,262
• After-tax cash flow: $-754/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): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

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 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 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: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• 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

Price history

+265.7% since first listed

14 events — show timeline

• 2026-01-28 Listed $529,900 REALTRACS as Distributed by MLS Grid
• 2025-04-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-10-13 Listed $553,900 REALTRACS as Distributed by MLS Grid
• 2024-09-26 Coming Soon $553,900 REALTRACS as Distributed by MLS Grid
• 2017-10-02 Sold (Public Records) $152,500 Public Records
• 2017-09-29 Sold (MLS) $152,500 REALTRACS as Distributed by MLS Grid
• 2017-09-25 Pending — REALTRACS as Distributed by MLS Grid
• 2017-06-29 Price Changed $194,900 REALTRACS as Distributed by MLS Grid
• 2017-05-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2017-05-11 Pending — REALTRACS as Distributed by MLS Grid
• 2017-04-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2017-04-24 Pending — REALTRACS as Distributed by MLS Grid
• 2017-04-18 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2004-09-01 Sold (Public Records) $144,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,413 · +1.3% YoY. Source: county tax records.