Chestnut Plan · White House, TN 37188

$214,990

3 bd · 2.0 ba · 1,102 sqft · Condo · 145 Days on market

Excellent condition $202/mo HOA · 10% of rent ↓ 7% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

Key facts

• Private deck
• Open airy great room
• Walk in closet

Tags

• PRIVATE DECK
• MODERN KITCHEN
• OPEN AIRY GREAT ROOM
• WALK IN CLOSET
• LUXURIOUS EN SUITE BATH
• ALL APPLIANCES INCLUDED

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,271.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (9.2% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.4% vs local median 3.1% in White House — 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 71/100 on livability (#46 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: White House Heritage Elementary School (math 36% / reading 34%, grade F, #316 of 952 statewide, top 33%, 607 students, 0% FRL); White House Heritage High School (math 29% / reading 37%, grade F, #54 of 332 statewide, top 16%, 1,001 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.7%/yr); 440 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 983 units permitted in Robertson County in 2024 (0 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.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,191 (12.0% 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 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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 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: 0.77% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 10.8

CMA / ARV

• ARV (median comp): $252,271
• List price: $214,990
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.02×
• Total profit: $-72,141
• Equity at exit: $37,614

10-year hold

• IRR: -61.6%
• Equity multiple: -0.66×
• Total profit: $-117,389
• Equity at exit: $21,812

Cash invested: $70,636 (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 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 440
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,323
• Tax est. 1.5%: −$315 /mo · $3,784/yr
• Insurance: −$105
• HOA: −$202
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-403

Break-even live

Break-even rent $2,463

Max offer price $193,890

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-316	+0% $-403	+5% $-491	+10% $-578
Rent	-10% $-558	-5% $-481	+0% $-403	+5% $-326	+10% $-249
Rate	-1.0pp $-276	-0.5pp $-339	base $-403	+0.5pp $-469	+1.0pp $-535

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: $63,068
• Closing costs: $7,568
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Tennessee 76 White House, TN	1.0–3.0	1.0–2.0	1077	$2,060	$1.91	3d	16	0.60mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,979	$1.52	4d	1	0.62mi
1000 Indian Ridge Cir #1000 White House, TN	3.0	3.0	1450	$1,850	$1.28	9d	1	0.64mi
130 Maiden Ln White House, TN	1.0–2.0	1.0–2.0	860	$1,482	$1.72	3d	7	0.76mi
2940 U.S. 31W Apt O201 White House, TN	3.0	2.0	1440	$1,770	$1.23	45d	1	0.84mi
2940 U.S. 31W Unit V208 White House, TN	3.0	2.0	1440	$1,620	$1.12	45d	1	0.87mi
2940 U.S. 31W Unit V107 White House, TN	3.0	2.0	1440	$1,770	$1.23	3d	1	0.87mi
126 Madeline Way White House, TN	2.0–3.0	2.0	1208	$1,679	$1.39	3d	4	0.99mi
344 Madeline Way White House, TN	1.0–2.0	1.0–2.0	902	$1,974	$2.19	3d	23	1.19mi

HOA detail condo

• Monthly dues: $202 · $2,424/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $214,990 Active 145 DOM
2. 2026-06-18
   days on market $214,990 Active 142 DOM
3. 2026-06-17
   days on market $214,990 Active 141 DOM
4. 2026-06-16
   days on market $214,990 Active 140 DOM
5. 2026-06-15
   days on market $214,990 Active 139 DOM
6. 2026-06-13
   days on market $214,990 Active 137 DOM
7. 2026-06-13
   pricedays on market $214,990 Active 136 DOM
8. 2026-06-09
   days on market $209,990 Active 133 DOM
9. 2026-06-08
   days on market $209,990 Active 132 DOM
10. 2026-06-07
    days on market $209,990 Active 131 DOM
11. 2026-06-03
    days on market $209,990 Active 127 DOM
12. 2026-06-02
    days on market $209,990 Active 126 DOM
13. 2026-06-01
    days on market $209,990 Active 125 DOM
14. 2026-05-31
    days on market $209,990 Active 124 DOM
15. 2026-05-10
    price $209,990 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

16. 2026-04-16
    price $224,990 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

17. 2026-04-02
    price $228,990 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

18. 2026-03-22
    price $231,990 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

19. 2026-02-04
    price $226,990 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

20. 2026-01-27
    listed $225,990 Active 1182-char remark

    Show marketing remark (1182 chars)

    Welcome home to Highland Park - the most affordable new home community in Robertson and Sumner County offering a fresh take on homeownership that's simple, attainable, and designed to fit your lifestyle! Located in the heart of White House, this low-maintenance condo community puts you just steps from everyday conveniences and minutes from outdoor recreation, dining, and entertainment. The Chestnut is our condo option on the upper level offering a flexible 2 or 3 bedroom layout designed to fit a variety of lifestyles. Whether you're sharing your space with a roommate or need 3 bedrooms for your growing family, the Chestnut has you covered. A shared covered entry leads upstairs to an open, airy great room and a modern kitchen featuring an island and all appliances included (yes, even your fridge!), all towards the rear of the home for added privacy. Your great room also provides access to your private deck, perfect for soaking in the sunshine. Your oversized owner's suite comes complete with a walk-in closet and luxurious en suite bath separate from the other bedrooms. Plus, your washer and dryer are included from day 1, making laundry days easier than ever before!

ⓘ 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: $23,422
• − Mortgage interest: −$14,131
• − Property taxes: −$3,784
• − Insurance: −$1,261
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$2,424
• − Depreciation: −$7,339
• Taxable loss: −$9,265
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-2,618/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 · 6 photos

Excellent 100/100 None rehab

This well-maintained, move-in-ready condo in a new community offers a modern kitchen, hardwood floors, and a good curb appeal. Minor landscaping and interior painting could further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting interior walls — Fresh paint can make the space feel new and attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting interior walls — Fresh paint can make the space feel new and attractive to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — White House

• Score: 71/100
• State rank: #46
• US rank: #6984

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: White House, TN
• County: Robertson County · 49,504 people
• City population: 18,241
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,241
• Household income: $90,856
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 286.0

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.31%
• Current HPI: 273.1271
• Rent YoY: ▼ -0.67%
• 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

-7.1% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $209,990 Zillow
• 2026-04-16 Price Changed $224,990 Zillow
• 2026-04-02 Price Changed $228,990 Zillow
• 2026-03-22 Price Changed $231,990 Zillow
• 2026-02-04 Price Changed $226,990 Zillow
• 2026-01-27 Listed $225,990 Zillow