Chestnut Plan · White House, TN 37188

$216,990

3 bd · 2.0 ba · 1,102 sqft · Townhouse · 285 Days on market

Excellent condition $202/mo HOA · 11% of rent ↓ 7% since listing

---

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 +6.2/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +0.5/10.0
• 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 $216,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $251,462.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $217k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (13.8% below list).
• Recommended offer: $185k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.4% in White House — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 704 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 285 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,700 (14.9% 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 285 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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: 0.74% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 11.2

CMA / ARV

• ARV (median comp): $251,462
• List price: $216,990
• Delta: -13.71%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Big Bend Ct #201	0.00mi	3/2.0	1,102 (0%)	5mo	$227,000	$206	96
680 Big Bend Ct #201	0.02mi	3/2.0	1,102 (0%)	6mo	$232,000	$211	94
211 Hamlett Dr	0.25mi	3/1.0	1,084 (-2%)	5mo	$208,000	$192	77
664 Big Bend Ct	0.00mi	2/2.0 (-1)	931 (-16%)	5mo	$219,670	$236	66
668 Big Bend Ct #101	0.04mi	2/2.0 (-1)	931 (-16%)	6mo	$212,000	$228	64
209 Dorchester Dr	0.59mi	3/2.0	1,194 (+8%)	5mo	$324,900	$272	54
420 Wilkinson Ln	0.67mi	3/1.0	1,039 (-6%)	5mo	$314,900	$303	51
407 Portland Rd	1.36mi	2/1.5 (-1)	1,146 (+4%)	4mo	$300,000	$262	48
304 Indian Ridge Cir	0.61mi	3/2.0	1,285 (+17%)	6mo	$329,000	$256	42
105 Sundance Way	1.47mi	3/2.0	1,249 (+13%)	3mo	$324,900	$260	40
616 Streamview Dr	0.98mi	3/2.0	1,368 (+24%)	1mo	$336,000	$246	39
463 Calista Rd	0.75mi	3/2.0	1,350 (+22%)	4mo	$255,000	$189	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.9%
• Equity multiple: -0.07×
• Total profit: $-75,465
• Equity at exit: $37,494

10-year hold

• IRR: -68.7%
• Equity multiple: -0.76×
• Total profit: $-124,127
• Equity at exit: $21,742

Cash invested: $70,409 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 29 under contract
• Months of supply: 58.0 mo (2%/mo absorbed)
• Median asking: $216,990 ($206/sqft)
• Median days on market: 13 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

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

ZIP-level market 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 704
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$1,319
• Tax est. 1.5%: −$314 /mo · $3,772/yr
• Insurance: −$105
• HOA: −$202
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-461

Break-even live

Break-even rent $2,455

Max offer price $184,700

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-374	+0% $-461	+5% $-548	+10% $-635
Rent	-10% $-609	-5% $-535	+0% $-461	+5% $-387	+10% $-314
Rate	-1.0pp $-335	-0.5pp $-397	base $-461	+0.5pp $-527	+1.0pp $-593

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: $62,865
• Closing costs: $7,544
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 Big Bend Ct White House, TN	3.0	2.5	1455	$1,845	$1.27	114d	1	0.06mi
827 Big Bend Ct White House, TN	3.0	2.5	1455	$1,895	$1.30	55d	1	0.07mi
3056 Seguaro Ln White House, TN	3.0	3.0	1455	$1,850	$1.27	2d	1	0.17mi
3015 Seguaro Ln White House, TN	3.0	2.5	1455	$1,950	$1.34	128d	1	0.19mi
2940 West Dr #101 White House, TN	3.0	2.0	1440	$1,770	$1.23	2d	1	0.44mi
2940 West Dr #104 White House, TN	2.0	2.0	1230	$1,445	$1.17	10d	1	0.44mi
2940 West Dr #207 White House, TN	3.0	2.0	1440	$1,770	$1.23	10d	1	0.44mi
110 Cottage Trce White House, TN	3.0	2.0	1472	$1,819	$1.24	55d	1	0.54mi
210 Apache Trl White House, TN	3.0	2.0	1358	$2,000	$1.47	10d	1	0.57mi
204 Cheyenne Dr White House, TN	3.0	2.0	1497	$1,999	$1.34	1d	1	0.59mi
118 Tennessee 76 White House, TN	1.0–3.0	1.0–2.0	1077	$2,036	$1.89	0d	15	0.60mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,879	$1.45	114d	1	0.62mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,889	$1.45	121d	1	0.62mi
1000 Indian Ridge Cir #1000 White House, TN	3.0	3.0	1450	$1,850	$1.28	148d	1	0.64mi
2940 U.S. 31W Unit D102 White House, TN	2.0	2.5	1252	$1,630	$1.30	5d	1	0.75mi
130 Maiden Ln White House, TN	1.0–2.0	1.0–2.0	860	$1,457	$1.69	0d	8	0.76mi
2940 U.S. 31W Unit C104 White House, TN	2.0	2.5	1252	$1,630	$1.30	50d	1	0.76mi
529 Raymond Hirsch Pkwy Unit 207 White House, TN	2.0	2.5	1115	$1,560	$1.40	133d	1	0.79mi
529 Raymond Hirsch Pkwy Unit 104 White House, TN	2.0	2.5	1252	$1,660	$1.33	5d	1	0.79mi
529 Raymond Hirsch Pkwy Apt 203 White House, TN	2.0	2.5	1115	$1,560	$1.40	5d	1	0.79mi
2940 U.S. 31W Unit S105 White House, TN	2.0	2.0	1230	$1,345	$1.09	5d	1	0.80mi
2940 U.S. 31W Unit O102 White House, TN	3.0	2.0	1440	$1,770	$1.23	10d	1	0.82mi
2940 U.S. 31W Apt O201 White House, TN	3.0	2.0	1440	$1,770	$1.23	184d	1	0.84mi
2940 U.S. 31W Unit V107 White House, TN	3.0	2.0	1440	$1,520	$1.06	55d	1	0.87mi
103 Sugartree Ct Unit D White House, TN	2.0	2.0	900	$1,425	$1.58	10d	1	0.88mi
111 Calista Rd White House, TN	2.0	2.0	900	$1,445	$1.61	103d	1	0.89mi
111 Calista Rd White House, TN	2.0	2.0	900	$1,445	$1.61	132d	1	0.89mi
107 Calista Rd White House, TN	2.0	2.0	994	$1,445	$1.45	10d	1	0.90mi
126 Madeline Way White House, TN	1.0–3.0	1.0–2.0	1072	$1,679	$1.57	10d	1	0.99mi
344 Madeline Way White House, TN	1.0–2.0	1.0–2.0	902	$1,885	$2.09	2d	23	1.19mi
3001 Dartmoor Pl White House, TN	3.0	2.0	1296	$1,979	$1.53	122d	1	1.33mi
302 Donal Ter White House, TN	3.0	1.5	1131	$1,750	$1.55	10d	1	1.50mi
302 Donal Ter White House, TN	3.0	1.5	1131	$1,700	$1.50	9d	1	1.50mi

Listing history 50 events

1. 2026-11-08
   days on market $216,990 Active 285 DOM
2. 2026-11-07
   days on market $216,990 Active 284 DOM
3. 2026-11-06
   days on market $216,990 Active 283 DOM
4. 2026-11-05
   days on market $216,990 Active 282 DOM
5. 2026-11-04
   days on market $216,990 Active 281 DOM
6. 2026-11-02
   days on market $216,990 Active 279 DOM
7. 2026-11-01
   days on market $216,990 Active 278 DOM
8. 2026-10-31
   days on market $216,990 Active 277 DOM
9. 2026-10-30
   days on market $216,990 Active 276 DOM
10. 2026-10-29
    days on market $216,990 Active 275 DOM
11. 2026-10-28
    days on market $216,990 Active 274 DOM
12. 2026-10-27
    days on market $216,990 Active 273 DOM
13. 2026-10-26
    days on market $216,990 Active 272 DOM
14. 2026-10-26
    days on market $216,990 Active 271 DOM
15. 2026-10-24
    days on market $216,990 Active 270 DOM
16. 2026-10-23
    days on market $216,990 Active 269 DOM
17. 2026-10-22
    days on market $216,990 Active 268 DOM
18. 2026-10-21
    days on market $216,990 Active 267 DOM
19. 2026-10-20
    days on market $216,990 Active 266 DOM
20. 2026-10-19
    days on market $216,990 Active 265 DOM
21. 2026-10-18
    days on market $216,990 Active 264 DOM
22. 2026-10-17
    days on market $216,990 Active 263 DOM
23. 2026-10-16
    days on market $216,990 Active 262 DOM
24. 2026-10-15
    days on market $216,990 Active 261 DOM
25. 2026-10-14
    days on market $216,990 Active 260 DOM
26. 2026-10-13
    days on market $216,990 Active 259 DOM
27. 2026-10-12
    days on market $216,990 Active 258 DOM
28. 2026-10-11
    days on market $216,990 Active 257 DOM
29. 2026-10-10
    days on market $216,990 Active 256 DOM
30. 2026-10-09
    days on market $216,990 Active 255 DOM
31. 2026-10-08
    days on market $216,990 Active 254 DOM
32. 2026-10-07
    days on market $216,990 Active 253 DOM
33. 2026-10-06
    days on market $216,990 Active 252 DOM
34. 2026-10-05
    days on market $216,990 Active 251 DOM
35. 2026-10-04
    days on market $216,990 Active 250 DOM
36. 2026-10-03
    days on market $216,990 Active 249 DOM
37. 2026-10-02
    days on market $216,990 Active 248 DOM
38. 2026-10-01
    days on market $216,990 Active 247 DOM
39. 2026-09-30
    days on market $216,990 Active 246 DOM
40. 2026-09-29
    days on market $216,990 Active 245 DOM
41. 2026-09-28
    days on market $216,990 Active 244 DOM
42. 2026-09-27
    days on market $216,990 Active 243 DOM
43. 2026-09-25
    days on market $216,990 Active 241 DOM
44. 2026-09-24
    days on market $216,990 Active 240 DOM
45. 2026-09-23
    days on market $216,990 Active 239 DOM
46. 2026-09-22
    days on market $216,990 Active 238 DOM
47. 2026-09-21
    days on market $216,990 Active 237 DOM
48. 2026-09-20
    days on market $216,990 Active 236 DOM
49. 2026-09-19
    days on market $216,990 Active 235 DOM
50. 2026-09-18
    days on market $216,990 Active 234 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: $22,457
• − Mortgage interest: −$14,086
• − Property taxes: −$3,772
• − Insurance: −$1,257
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$2,424
• − Depreciation: −$7,315
• Taxable loss: −$9,990
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $-3,139/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. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Robert F. Woodall Elementary Middle White House Middle School F TN #37/333 Nat'l #5,727/14,009 High White House Heritage High School F TN #54/332 Nat'l #10,273/17,239

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

B Composite livability gradescore 71/100

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 · 72,786 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: 10% of renters

---

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%
• 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