109 Clifton Ct · Nashville-Davidson metropolitan government (balance), TN 37138

$249,900

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 13 Days on market

Built 1961 0.29 ac lot Est $363k · 31% under

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Why this score? — see what drove the C- 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home with lots of updates! Original wood floors, new kitchen floor, HVAC only 3 yrs old,roof only 5 yrs old, oversized carport, huge family room, lots of storage, blacktop drive with plenty of parking, and so much more!

Key facts

• Updated home
• New kitchen floor
• New dishwasher

Tags

• UPDATED HOME
• NEW KITCHEN FLOOR
• NEWER KITCHEN CABINETS
• NEW DISHWASHER
• PLUMBING REPLACED
• HVAC SYSTEM

Property features AI

Finance

• Other: Living area approximately 1,278 square feet; Year built: Existing

Exterior

• Parking: Attached, paved parking; 2 covered spaces; 2 carport spaces (carport present); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One-story
• Construction: Brick construction
• Exterior features: Partial fencing; Lot dimensions about 100 x 125 on a 0.29-acre lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on main level); Bedroom sizes approximately 12 x 11, 11 x 9, and 14 x 11
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $222k (11.3% below list).
• Recommended offer: $222k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.9% in Nashville-Davidson metropolitan government (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Davidson County (urban): math 12% / reading 19% proficiency, ranked #126 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dupont Elementary (math 12% / reading 22%, grade F, #709 of 952 statewide, top 77%, 370 students, 0% FRL); Dupont Hadley Middle (math 9% / reading 15%, grade F, #242 of 333 statewide, top 74%, 392 students, 0% FRL); Mcgavock High (math 2% / reading 9%, grade F, #308 of 332 statewide, top 93%, 2,098 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 255 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Davidson County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $75k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

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 $221,598 (11.3% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $362,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Clifton Ct	0.00mi	3/1.0	1,278 (0%)	0mo	$260,000	$203	100
620 Ellis Ct	0.24mi	3/2.0	1,264 (-1%)	1mo	$385,000	$305	82
724 Charlie Gann Rd	0.21mi	3/2.0	1,242 (-3%)	3mo	$345,000	$278	79
712 Stone Hedge Dr	0.38mi	3/2.0	1,250 (-2%)	3mo	$346,000	$277	73
732 Charlie Gann Rd	0.23mi	3/2.5	1,390 (+9%)	2mo	$359,999	$259	67
1032 Donoho Dr	0.45mi	3/2.0	1,196 (-6%)	1mo	$355,000	$297	64
909 Avery Green Ct	0.50mi	3/2.0	1,338 (+5%)	3mo	$340,000	$254	62
4001 University Ave	0.44mi	3/2.0	1,188 (-7%)	2mo	$350,000	$295	62
848 Stone Hedge Ct	0.40mi	3/2.0	1,180 (-8%)	4mo	$335,000	$284	61
406B Hadleys Bend Blvd	0.41mi	3/2.5	1,140 (-11%)	2mo	$325,000	$285	55
207 Capital St	0.62mi	3/2.0	1,100 (-14%)	1mo	$340,000	$309	43
121 Broadway	0.70mi	3/2.5	1,442 (+13%)	1mo	$360,000	$250	39

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-34,477
• Equity at exit: $37,261

10-year hold

• IRR: -9.9%
• Equity multiple: 0.46×
• Total profit: $-37,702
• Equity at exit: $21,607

Cash invested: $69,972 (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 37138

• Rents YoY: 0.3%
• Active inventory: 255
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $188

Break-even live

Break-even rent $1,979

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $329	-5% $258	+0% $188	+5% $117	+10% $46
Rent	-10% $13	-5% $100	+0% $188	+5% $275	+10% $363
Rate	-1.0pp $313	-0.5pp $251	base $188	+0.5pp $123	+1.0pp $57

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Stone Hedge Ct Old Hickory, TN	3.0	2.0	1385	$1,795	$1.30	16d	1	0.32mi
3008 Lakeshore Dr Old Hickory, TN	3.0	3.0	1422	$2,800	$1.97	9d	1	0.76mi
3007 Dabbs Ave Old Hickory, TN	3.0	1.0	1200	$1,800	$1.50	9d	1	0.77mi
3007 Dabbs Ave Old Hickory, TN	3.0	1.0	1200	$1,800	$1.50	23d	1	0.77mi
2401 Lakeshore Dr Old Hickory, TN	1.0–3.0	1.0–2.0	1065	$2,316	$2.17	3d	12	1.01mi
4427 S Trace Blvd Old Hickory, TN	2.0	2.0	1750	$2,000	$1.14	9d	1	1.01mi
224 22nd St Old Hickory, TN	3.0	3.5	1802	$2,500	$1.39	25d	1	1.06mi
904 Conway Ln Old Hickory, TN	3.0	2.0	1676	$2,350	$1.40	25d	1	1.19mi
1526 Ocoee Trl Madison, TN	3.0	1.0	879	$1,595	$1.81	6d	1	1.30mi

Listing history 20 events

1. 2026-06-09
   status $249,900 Pending 13 DOM
2. 2026-06-08
   days on market $249,900 Active Under Contract 13 DOM
3. 2026-06-07
   days on market $249,900 Active Under Contract 12 DOM
4. 2026-06-05
   days on market $249,900 Active Under Contract 9 DOM
5. 2026-06-03
   days on market $249,900 Active Under Contract 8 DOM
6. 2026-06-02
   days on market $249,900 Active Under Contract 7 DOM
7. 2026-06-01
   days on market $249,900 Active Under Contract 6 DOM
8. 2026-05-31
   days on market $249,900 Active Under Contract 5 DOM
9. 2026-05-20
   price $314,900
10. 2026-04-22
    listed $324,900 Active
11. 2026-04-21
    historical $324,900
12. 2016-10-22
    soldstatus $159,900 Closed 229-char remark

    Show marketing remark (229 chars)

    Adorable home with lots of updates! Original wood floors, new kitchen floor, HVAC only 3 yrs old,roof only 5 yrs old, oversized carport, huge family room, lots of storage, blacktop drive with plenty of parking, and so much more!

13. 2016-10-20
    soldstatus $159,900
14. 2016-09-19
    historical Contingent - Financing 229-char remark

    Show marketing remark (229 chars)

    Adorable home with lots of updates! Original wood floors, new kitchen floor, HVAC only 3 yrs old,roof only 5 yrs old, oversized carport, huge family room, lots of storage, blacktop drive with plenty of parking, and so much more!

15. 2016-09-17
    listed $159,900 Active 229-char remark

    Show marketing remark (229 chars)

    Adorable home with lots of updates! Original wood floors, new kitchen floor, HVAC only 3 yrs old,roof only 5 yrs old, oversized carport, huge family room, lots of storage, blacktop drive with plenty of parking, and so much more!

16. 2009-09-25
    soldstatus $110,000
17. 2008-05-20
    soldstatus $122,000
18. 1997-04-29
    soldstatus $72,000
19. 1992-07-01
    soldstatus $57,000
20. 1987-10-01
    soldstatus $48,500

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,592
• − Mortgage interest: −$13,998
• − Property taxes: −$1,781
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$7,270
• Taxable loss: −$1,962
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $2,722/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: Davidson County
• NCES district ID: 4703180
• Math proficiency: 12% ▼ -17.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $48,667
• Composite: 14.03/100
• National rank: #9472
• State rank: #126 of 139 in TN

Livability — Nashville-Davidson metropolitan government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Nashville-Davidson metropolitan government (balance), TN
• County: Davidson County · 680,067 people
• City population: 677,595
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 22,575
• Household income: $85,149
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 530.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 808,568 people
• By 2030: 874,489 · +8.2%
• By 2040: 1,009,046 · +24.8%
• By 2050: 1,147,294 · +41.9%
• By 2075: 1,475,439 · +82.5%
• By 2100: 1,714,101 · +112.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Davidson

• 2024 margin: Strong D (+27.4) · D 62.7% · R 35.3% · Other 2.0%
• 2008→2024 swing: +6.5pp toward D · 2008: 21.0pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+32.1 2016: D+26.0 2012: D+18.7 2008: D+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.63%
• Current HPI: 283.6234
• Rent YoY: ▲ 0.30%
• 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

+549.3% since first listed

12 events — show timeline

• 2026-05-20 Price Changed $314,900 REALTRACS as Distributed by MLS Grid
• 2026-04-22 Listed $324,900 REALTRACS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $324,900 REALTRACS as Distributed by MLS Grid
• 2016-10-22 Sold (MLS) $159,900 REALTRACS as Distributed by MLS Grid
• 2016-10-20 Sold (Public Records) $159,900 Public Records
• 2016-09-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-09-17 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2009-09-25 Sold (Public Records) $110,000 Public Records
• 2008-05-20 Sold (Public Records) $122,000 Public Records
• 1997-04-29 Sold (Public Records) $72,000 Public Records
• 1992-07-01 Sold (Public Records) $57,000 Public Records
• 1987-10-01 Sold (Public Records) $48,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,781 · +52.4% YoY. Source: county tax records.