304 Pine Mountain Rd · Clarksville, TN 37042

$200,000

3 bd · 1.0 ba · 2,004 sqft · SingleFamily public records · 23 Days on market

Built 1966 0.48 ac lot Est $311k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on more than . 75 acres and located just minutes from Fort Campbell, this well-loved home has remained in the same family since it was built and offers a rare blend of character, space, and versatility. Featuring 3 bedrooms, 1 full bath, and beautiful hardwood flooring, the home also includes a converted garage space perfect for an additional living area, hobby room, office, or flex space. A detached structure on the property is currently set up as a second primary suite, offering added flexibility for guests, multi-generational living, or private retreat space. Recent updates include a roof that is only a few years old. Additional features include a one-car attached garage, 250-gal

Key facts

• Spacious yard
• Detached structure
• Second primary suite

Tags

• MORE THAN .75 ACRES
• CONVERTED GARAGE SPACE
• DETACHED STRUCTURE
• SECOND PRIMARY SUITE
• RECENT UPDATES
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Attached garage (1 car); Garage faces front; Total 1 covered parking space
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof; Existing (original) construction
• Exterior features: Patio; Covered porch; Storage structure; Level lot

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Bedroom sizes: 15x12, 14x10, 12x10
• Flooring: Wood flooring; Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.7% below list).
• Recommended offer: $171k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Kenwood Elementary (math 21% / reading 23%, grade F, #601 of 952 statewide, top 66%, 687 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,648 (14.7% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $310,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Pine Mountain Rd	0.41mi	3/2.0	2,002 (-0%)	7mo	$200,000	$100	71
625 Paddy Run Rd	0.45mi	3/2.0	1,909 (-5%)	4mo	$295,000	$155	64
626 Bunker Hill Rd	0.40mi	3/2.0	2,209 (+10%)	3mo	$309,900	$140	58
1215 Verkler Dr	0.49mi	3/2.5	1,845 (-8%)	1mo	$280,000	$152	57
284 Shiloh Rd	0.46mi	3/2.5	1,869 (-7%)	8mo	$308,000	$165	54
12 Brandywine Dr	0.55mi	3/2.0	1,850 (-8%)	8mo	$249,000	$135	51
128 Delaware Dr	0.60mi	3/3.0	2,150 (+7%)	9mo	$283,000	$132	44
202 Orchard Rd	0.65mi	3/2.0	1,752 (-13%)	6mo	$270,000	$154	39
115 Meadowbrook Dr	0.57mi	4/2.0 (+1)	1,750 (-13%)	6mo	$285,000	$163	38
177 Haven Dr	0.71mi	3/2.0	1,712 (-15%)	2mo	$275,000	$161	38
203 Millstone Cir	0.72mi	3/2.0	1,714 (-14%)	6mo	$277,000	$162	33
176 Kirby Dr	0.75mi	4/2.0 (+1)	1,770 (-12%)	9mo	$299,900	$169	29

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-32,987
• Equity at exit: $29,821

10-year hold

• IRR: -12.1%
• Equity multiple: 0.33×
• Total profit: $-37,333
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $37

Break-even live

Break-even rent $1,660

Max offer price $200,000

Occupancy floor 93%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Rosebrook Dr Clarksville, TN	3.0	2.5	1736	$1,730	$1.00	21d	1	0.55mi
1103 Rosebrook Dr Clarksville, TN	3.0	2.5	1908	$1,900	$1.00	21d	1	0.63mi
194 Bob White Dr Clarksville, TN	3.0	1.5	1700	$1,495	$0.88	21d	1	0.77mi
706 Green Valley Ct Clarksville, TN	4.0	3.0	1753	$1,850	$1.06	13d	1	0.89mi
125 Mossland Dr Clarksville, TN	3.0	2.5	1718	$1,950	$1.14	13d	1	0.96mi
219 Kirby Dr Clarksville, TN	3.0	1.5	1425	$1,495	$1.05	21d	1	1.01mi
116 Waterwheel Cir Clarksville, TN	3.0	2.5	1581	$1,700	$1.08	21d	1	1.08mi
209 Windmeade Cir Unit 1523806P Clarksville, TN	4.0	2.5	2712	$5,444	$2.01	13d	1	1.08mi
2011 Windroe Dr Clarksville, TN	3.0	2.0	1400	$1,500	$1.07	21d	1	1.10mi
1319 Fort Campbell Blvd Clarksville, TN	3.0	2.0	2080	$1,750	$0.84	21d	1	1.22mi
502 Havendale Ct Clarksville, TN	3.0	3.0	2063	$1,750	$0.85	21d	1	1.23mi
397 Elaine Dr Clarksville, TN	4.0	2.0	1700	$1,395	$0.82	13d	1	1.29mi
7 Dalewood Dr Clarksville, TN	4.0	2.0	1726	$1,450	$0.84	21d	1	1.46mi
404 Carter Rd Clarksville, TN	3.0	2.0	1600	$1,550	$0.97	13d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $200,000 Active 23 DOM
2. 2026-06-17
   price $200,000 Active 22 DOM
3. 2026-06-17
   days on market $220,000 Active 22 DOM
4. 2026-06-16
   days on market $220,000 Active 21 DOM
5. 2026-06-15
   days on market $220,000 Active 20 DOM
6. 2026-06-14
   days on market $220,000 Active 18 DOM
7. 2026-06-13
   days on market $220,000 Active 17 DOM
8. 2026-06-10
   days on market $220,000 Active 15 DOM
9. 2026-06-09
   days on market $220,000 Active 14 DOM
10. 2026-06-08
    days on market $220,000 Active 13 DOM
11. 2026-06-07
    days on market $220,000 Active 12 DOM
12. 2026-06-05
    days on market $220,000 Active 9 DOM
13. 2026-06-03
    days on market $220,000 Active 8 DOM
14. 2026-06-02
    days on market $220,000 Active 7 DOM
15. 2026-06-01
    days on market $220,000 Active 6 DOM
16. 2026-05-31
    days on market $220,000 Active 5 DOM
17. 2026-05-30
    days on market $220,000 Active 4 DOM
18. 2026-05-26
    listed $220,000 Active

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,478
• − Mortgage interest: −$11,203
• − Property taxes: −$2,147
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,818
• Taxable loss: −$2,967
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $1,157/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

1 event — show timeline

• 2026-05-26 Listed $220,000 REALTRACS as Distributed by MLS Grid

Property tax history

+9.3%/yr

Latest (2025): $2,147 · +1.3% YoY. Source: county tax records.