The Harrington Plan · Apison, TN 37302

$355,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 150 Days on market

Good condition

---

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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• Breakfast nook
• Large center island
• Dining room

Tags

• SECOND-FLOOR OWNER'S SUITE
• OPEN-CONCEPT FAMILY ROOM
• BREAKFAST NOOK
• LARGE CENTER ISLAND
• DINING ROOM

🏗️ New construction. The $355,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $403,400.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $356k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-497 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (18.5% below list).
• Recommended offer: $290k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#106 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Apison Elementary School (math 65% / reading 61%, grade B, #47 of 952 statewide, top 5%, 652 students, 0% FRL); Sequoyah High School (math 5% / reading 15%, grade F, #273 of 332 statewide, top 84%, 226 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 200 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 34% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,982 (18.5% 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 150 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.72% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $403,400
• List price: $355,900
• Delta: -11.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1444 Centerstone Ln	0.12mi	4/2.5	2,565 (0%)	1mo	$387,500	$151	94
1311 Centerstone Ln	0.16mi	4/2.5	2,565 (0%)	2mo	$424,775	$166	91
1334 Centerstone Ln	0.16mi	4/2.5	2,565 (0%)	4mo	$389,900	$152	90
1300 Centerstone Ln	0.15mi	4/2.5	2,565 (0%)	5mo	$399,900	$156	89
1386 Centerstone Ln	0.17mi	4/2.5	2,565 (0%)	4mo	$406,900	$159	89
1420 Centerstone Ln	0.15mi	4/2.5	2,372 (-8%)	2mo	$398,400	$168	79
309 Maple Grove Ln	0.27mi	4/2.5	2,450 (-4%)	3mo	$490,000	$200	77
1408 Centerstone Ln	0.16mi	4/2.5	2,231 (-13%)	3mo	$396,400	$178	69
1408 Centerstone Ln	0.16mi	4/2.5	2,231 (-13%)	3mo	$396,400	$178	69
1312 Centerstone Ln	0.16mi	3/2.5 (-1)	2,231 (-13%)	4mo	$374,467	$168	62
3590 Weathervane Loop	0.61mi	4/2.5	2,481 (-3%)	5mo	$500,000	$202	62
10388 Magnolia Farm Dr	0.68mi	4/3.0	2,410 (-6%)	7mo	$512,500	$213	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-96,975
• Equity at exit: $60,148

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-125,022
• Equity at exit: $34,879

Cash invested: $112,952 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 17 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $414,990 ($198/sqft)
• Median days on market: 150 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -20.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37302

• Home prices YoY: -5.1%
• Active inventory: 200
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$2,115
• Tax est. 1.5%: −$504 /mo · $6,051/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-497

Break-even live

Break-even rent $3,529

Max offer price $331,491

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-358	+0% $-497	+5% $-636	+10% $-776
Rent	-10% $-726	-5% $-611	+0% $-497	+5% $-382	+10% $-268
Rate	-1.0pp $-294	-0.5pp $-394	base $-497	+0.5pp $-601	+1.0pp $-708

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: $100,850
• Closing costs: $12,102
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Centerstone Ln Apison, TN	4.0	2.5	2231	$2,875	$1.29	63d	1	0.17mi
3729 Hawks Creek Dr Apison, TN	5.0	3.5	2618	$3,000	$1.15	63d	1	1.42mi
3753 Hawks Creek Dr Apison, TN	3.0	2.5	2164	$2,995	$1.38	63d	1	1.42mi

Property features AI

Finance

• Other: List price available (listing is active)

Exterior

• Parking: 2 parking spaces
• Utilities: Heating utilities: Natural gas and electric availableCooling: Central airHeat pump included
• Home design: Plan model: The HarringtonLocated in Apison, TN
• Exterior features: Living area approximately 2565

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Heating: Natural gas, electric, and heat pumpCentral air conditioning
• Interior features: Plan home: The HarringtonActive new construction plan

Listing history 50 events

1. 2026-08-08
   days on market $355,900 Active 150 DOM
2. 2026-08-07
   days on market $355,900 Active 149 DOM
3. 2026-08-06
   days on market $355,900 Active 148 DOM
4. 2026-08-05
   days on market $355,900 Active 147 DOM
5. 2026-08-04
   days on market $355,900 Active 146 DOM
6. 2026-08-03
   days on market $355,900 Active 145 DOM
7. 2026-07-31
   days on market $355,900 Active 142 DOM
8. 2026-07-29
   days on market $355,900 Active 140 DOM
9. 2026-07-27
   days on market $355,900 Active 138 DOM
10. 2026-07-25
    days on market $355,900 Active 136 DOM
11. 2026-07-24
    days on market $355,900 Active 135 DOM
12. 2026-07-23
    days on market $355,900 Active 134 DOM
13. 2026-07-22
    days on market $355,900 Active 133 DOM
14. 2026-07-21
    days on market $355,900 Active 132 DOM
15. 2026-07-18
    days on market $355,900 Active 129 DOM
16. 2026-07-16
    days on market $355,900 Active 127 DOM
17. 2026-07-16
    days on market $355,900 Active 126 DOM
18. 2026-07-14
    days on market $355,900 Active 125 DOM
19. 2026-07-13
    days on market $355,900 Active 124 DOM
20. 2026-07-12
    days on market $355,900 Active 123 DOM
21. 2026-07-11
    days on market $355,900 Active 122 DOM
22. 2026-07-10
    days on market $355,900 Active 121 DOM
23. 2026-07-09
    days on market $355,900 Active 120 DOM
24. 2026-07-08
    days on market $355,900 Active 119 DOM
25. 2026-07-07
    days on market $355,900 Active 118 DOM
26. 2026-07-06
    days on market $355,900 Active 117 DOM
27. 2026-07-05
    days on market $355,900 Active 116 DOM
28. 2026-07-04
    days on market $355,900 Active 115 DOM
29. 2026-07-03
    days on market $355,900 Active 114 DOM
30. 2026-07-02
    days on market $355,900 Active 113 DOM
31. 2026-07-01
    days on market $355,900 Active 112 DOM
32. 2026-06-30
    days on market $355,900 Active 111 DOM
33. 2026-06-29
    days on market $355,900 Active 110 DOM
34. 2026-06-28
    days on market $355,900 Active 109 DOM
35. 2026-06-28
    days on market $355,900 Active 108 DOM
36. 2026-06-27
    days on market $355,900 Active 107 DOM
37. 2026-06-25
    days on market $355,900 Active 105 DOM
38. 2026-06-23
    days on market $355,900 Active 103 DOM
39. 2026-06-22
    days on market $355,900 Active 102 DOM
40. 2026-06-18
    days on market $355,900 Active 99 DOM
41. 2026-06-17
    days on market $355,900 Active 98 DOM
42. 2026-06-16
    days on market $355,900 Active 97 DOM
43. 2026-06-15
    days on market $355,900 Active 96 DOM
44. 2026-06-14
    days on market $355,900 Active 94 DOM
45. 2026-06-10
    days on market $355,900 Active 91 DOM
46. 2026-06-09
    days on market $355,900 Active 90 DOM
47. 2026-06-08
    days on market $355,900 Active 89 DOM
48. 2026-06-07
    days on market $355,900 Active 88 DOM
49. 2026-06-05
    days on market $355,900 Active 85 DOM
50. 2026-06-03
    days on market $355,900 Active 84 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: $34,798
• − Mortgage interest: −$22,597
• − Property taxes: −$6,051
• − Insurance: −$2,017
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$11,735
• Taxable loss: −$13,170
• Est. tax savings @ 24.0%: +$3,161
• After-tax cash flow: $-2,803/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $12,825–$38,475 screening

The home is in good condition with no visible damage or wear. It has a good curb appeal and is move-in ready. The home has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value. ↑
• Both Landscaping the front yard — Landscaping the front yard can improve the curb appeal and increase the home's value. ↑
• Resale Updating the kitchen cabinets — Updating the kitchen cabinets can improve the home's resale value. ↑
• Resale Upgrading the flooring — Upgrading the flooring can improve the home's resale value. ↑
• Resale Updating the paint color — Updating the paint color can improve the home's resale value. ↑
• Resale Upgrading the appliances — Upgrading the appliances can improve the home's resale value. ↑
• Resale Upgrading the lighting fixtures — Upgrading the lighting fixtures can improve the home's resale value. ↑
• Rental Upgrading the flooring — Upgrading the flooring can improve the home's rental value. ↑
• Rental Upgrading the paint color — Upgrading the paint color can improve the home's rental value. ↑
• Rental Upgrading the appliances — Upgrading the appliances can improve the home's rental value. ↑
• Rental Upgrading the lighting fixtures — Upgrading the lighting fixtures can improve the home's rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Apison Elementary School B TN #47/952 Nat'l #5,998/41,679 Middle East Hamilton Middle School C- TN #24/333 Nat'l #4,042/14,009 High East Hamilton High School F TN #39/332 Nat'l #9,567/17,239

Schools (NCES district)

• District: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

C Composite livability gradescore 67/100

Livability — Apison

• Score: 67/100
• State rank: #106
• US rank: #10827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apison, TN
• County: Hamilton · 393,784 people
• City population: 5,253
• Metro: Chattanooga, TN-GA
• Population (ZIP): 5,253
• Household income: $103,578
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 3% of renters

---

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 5% Asian 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Slovak 6% Italian 5% Portuguese 2%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Korean 1%

---

Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.96%
• Current HPI: 294.8398
• 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

Property features AI

Finance

• Other: List price available (listing is active)

Exterior

• Parking: 2 parking spaces
• Utilities: Heating utilities: Natural gas and electric availableCooling: Central airHeat pump included
• Home design: Plan model: The HarringtonLocated in Apison, TN
• Exterior features: Living area approximately 2565

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Heating: Natural gas, electric, and heat pumpCentral air conditioning
• Interior features: Plan home: The HarringtonActive new construction plan