1267 Phillips Dr · Cookeville, TN 38501

$1,149

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 1 Days on market

Built 1958 7,841 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Come home to the comforts of this inviting 3-bedroom 1-bath home with cozy interiors, abundant natural light, and an inviting well-equipped peninsula kitchen that flows seamlessly to the dining room. The nice-sized bedrooms invite relaxation and have ample closet space. Effortlessly manage your home through the smart home system and enjoy the comforts of a Central Heat and Air Unit. Pets up to 90 lbs are welcome. Conveniently located in a peaceful neighborhood close to several stores and restaurants. Everything is just within reach. Located just right outside the city center, in a lovely neighborhood surrounded by trees.

Key facts

• Close to restaurants
• Surrounded by trees
• Smart home system

Tags

• SMART HOME SYSTEM
• CENTRAL HEAT AND AIR UNIT
• PEACEFUL NEIGHBORHOOD
• CLOSE TO SEVERAL STORES
• CLOSE TO RESTAURANTS
• SURROUNDED BY TREES

Property features AI

Exterior

• Parking: Attached garage; Carport
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Residential property; One story; Residential rental/property management subtype
• Construction: Frame construction with wood siding
• Exterior features: Composition shingle roof

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Double-pane windows
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $1,149 price doesn't fit this home's estimated sale value (~$225,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Cap rate 1188.2% vs local median 3.1% in Cookeville — 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 76/100 on livability (#11 in TN, #3,551 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 285 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/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 $8 of loan paydown is wiped out by about $34 of value loss. Plan a longer hold.
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $322 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,149

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 125.55% ✓
• Cap rate: 1188.25%
• Cash-on-cash: 4221.27%
• DSCR: 188.82
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $225,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Dogwood Cir	0.49mi	3/1.5	1,230 (+8%)	0mo	$205,300	$167	62
1655 Dogwood Cir	0.43mi	3/2.0	1,200 (+5%)	14mo	$255,000	$213	56
1104 N Allen Rd	0.62mi	2/2.0 (-1)	1,218 (+7%)	13mo	$287,000	$236	40
2478 Dodson Branch Rd	0.41mi	2/1.5 (-1)	982 (-14%)	15mo	$155,000	$158	38
3104 Mcdonald Rd	0.52mi	3/1.5	1,288 (+13%)	18mo	$254,000	$197	37
540 Shepherd Hills Rd	0.64mi	3/2.0	1,225 (+8%)	24mo	$243,000	$198	34

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: —
• Equity multiple: 211.39×
• Total profit: $67,688
• Equity at exit: $171

10-year hold

• IRR: —
• Equity multiple: 422.19×
• Total profit: $135,506
• Equity at exit: $99

Cash invested: $322 (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 38501

• Home prices YoY: -24.2%
• Rents YoY: -1.4%
• Active inventory: 285
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $17/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $1,132

Break-even live

Break-even rent $10

Max offer price $1,149

Occupancy floor 17%

Sensitivity live

Price	-10% $1,133	-5% $1,132	+0% $1,132	+5% $1,131	+10% $1,131
Rent	-10% $1,018	-5% $1,075	+0% $1,132	+5% $1,189	+10% $1,246
Rate	-1.0pp $1,132	-0.5pp $1,132	base $1,132	+0.5pp $1,131	+1.0pp $1,131

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: $287
• Closing costs: $34
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Phillips Dr Cookeville, TN	2.0	1.0	900	$1,395	$1.55	45d	1	0.04mi
3425 Dodson Branch Rd Unit B Cookeville, TN	3.0	2.0	1305	$1,800	$1.38	45d	1	0.71mi
825 Kinniard Rd Unit B Cookeville, TN	2.0	2.0	1024	$1,200	$1.17	45d	1	0.71mi
895 Kinniard Rd Unit B Cookeville, TN	2.0	2.0	900	$1,200	$1.33	45d	1	0.72mi
755 Kinniard Rd Apt A Cookeville, TN	2.0	2.0	1145	$1,200	$1.05	45d	1	0.74mi
845 Kinniard Rd Unit B Cookeville, TN	2.0	2.0	1024	$1,200	$1.17	45d	1	0.75mi
210 Kinniard Rd Cookeville, TN	2.0	2.0	1200	$1,495	$1.25	45d	1	1.01mi
431 Juniper Dr Cookeville, TN	3.0	2.5	1424	$1,650	$1.16	45d	1	1.17mi
1500 N Willow Ave Unit C-4 Cookeville, TN	2.0	2.0	1200	$1,100	$0.92	45d	1	1.25mi
407 Juniper Dr Cookeville, TN	3.0	2.0	1424	$1,650	$1.16	45d	1	1.27mi
402 Peek Dr Unit 2 Cookeville, TN	2.0	1.5	992	$899	$0.91	45d	1	1.30mi
155 E Jere Whitson Rd Unit 1 Cookeville, TN	2.0	1.0	1000	$1,100	$1.10	45d	1	1.35mi
1849 Summerhaven Ave Unit 2 Cookeville, TN	2.0	1.0	800	$950	$1.19	45d	1	1.36mi

Listing history 2 events

1. 2026-06-22
   remarks 628-char remark
2. 2026-06-22
   listed $1,149 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,311
• − Mortgage interest: −$64
• − Property taxes: −$17
• − Insurance: −$6
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$33
• Taxable income: $14,421
• Est. tax owed @ 24.0%: −$3,461
• After-tax cash flow: $10,120/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Cookeville

• Score: 76/100
• State rank: #11
• US rank: #3551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 72,571 people
• City population: 72,571
• Metro: Cookeville, TN
• Population (ZIP): 42,471
• Household income: $52,145
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2410.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.19%
• Current HPI: 285.6959
• Rent YoY: ▼ -1.45%
• Metro: Cookeville, 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

-94.8% since first listed

11 events — show timeline

• 2026-06-21 Listed $1,149 UCMLS
• 2026-06-12 Price Changed $1,149 SHOWMOJO
• 2026-06-03 Price Changed $1,249 SHOWMOJO
• 2026-04-10 Listed for Rent $1,349 SHOWMOJO
• 2025-03-22 Rental Removed $1,249 SHOWMOJO
• 2025-03-12 Listed for Rent $1,249 SHOWMOJO
• 2024-03-26 Rental Removed $975 UCMLS
• 2024-02-16 Price Changed $975 UCMLS
• 2024-01-10 Listed for Rent $999 UCMLS
• 1996-06-03 Sold (Public Records) $33,000 Public Records
• 1989-04-06 Sold (Public Records) $21,992 Public Records

Property tax history

+6.5%/yr

Latest (2025): $445 · +0.0% YoY. Source: county tax records.