141 S Palmers Chapel Rd · White House, TN 37188

$299,900

4 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 31 Days on market

Built 1991 0.47 ac lot $183/sqft · 20% below area Est $442k · 32% 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 +9.9/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great home is in great location for an investor or someone looking for a fixer upper! Lots of square footage under roof for your imagination to run wild. Prime location in White House. Almost a half acre lot. Roof roughly 5 years old. Being sold in As-is condition.

Key facts

• Half acre lot
• 0.47 acre lot
• 2 garage spots

Tags

• HALF ACRE LOT
• ROOF ROUGHLY 5 YEARS OLD

Property features AI

Finance

• Other: Living area reported as 1,930 square feet

Exterior

• Parking: 2 covered parking spaces; 2-car garage with garage facing side
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; Residential property; Two levels
• Construction: Vinyl siding exterior; Existing structure (previously built)
• Exterior features: Lot roughly 0.47 acres; Lot dimensions approximately 102 x 201.97 (irregular)

Interior

• Kitchen: Built-in electric oven
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level; Bedroom sizes approx. 13x12, 12x18, 13x12, 12x11
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric oven; Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (29.1% below list).
• Recommended offer: $213k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harold B. Williams Elementary School (math 55% / reading 51%, grade C, #103 of 952 statewide, top 11%, 694 students, 0% FRL); White House Middle School (math 49% / reading 33%, grade F, #37 of 333 statewide, top 12%, 758 students, 0% FRL); White House High School (math 14% / reading 37%, grade F, #123 of 332 statewide, top 37%, 824 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,748 units permitted in Sumner County in 2024 (124 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 $9k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($291k) 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 $212,515 (29.1% 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 31 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $442,108
• List price: $299,900
• Delta: -32.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Kingwood Ln	0.29mi	3/2.5 (-1)	1,754 (+7%)	7mo	$419,900	$239	63
508 Kingwood Ln	0.20mi	3/2.5 (-1)	1,754 (+7%)	12mo	$444,900	$254	62
133 Pops Pl	0.68mi	3/2.0 (-1)	1,645 (+0%)	4mo	$380,166	$231	59
612 Silver Trce	0.27mi	3/2.0 (-1)	1,852 (+13%)	4mo	$474,900	$256	58
516 Kingwood Ln	0.22mi	3/2.0 (-1)	1,852 (+13%)	12mo	$454,900	$246	54
535 Ballard Dr	0.39mi	3/2.0 (-1)	1,800 (+10%)	9mo	$396,000	$220	53
137 Pops Pl	0.69mi	3/2.0 (-1)	1,646 (+0%)	16mo	$407,709	$248	49
113 Larkspur Ct	0.63mi	3/2.0 (-1)	1,797 (+9%)	2mo	$355,000	$198	48
812 Tanager Ct	0.40mi	3/2.0 (-1)	1,852 (+13%)	9mo	$465,000	$251	48
759 N Palmers Chapel Rd	0.57mi	3/2.5 (-1)	1,421 (-14%)	0mo	$437,000	$308	44
357 Euclid Dr	0.47mi	3/2.0 (-1)	1,846 (+12%)	12mo	$385,000	$209	42
100 Mary Jean Way	0.71mi	3/2.0 (-1)	1,765 (+8%)	12mo	$421,843	$239	40

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-66,670
• Equity at exit: $44,716

10-year hold

• IRR: -28.4%
• Equity multiple: -0.16×
• Total profit: $-97,644
• Equity at exit: $25,930

Cash invested: $83,972 (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 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 440
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-184

Break-even live

Break-even rent $2,359

Max offer price $267,314

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-100	+0% $-184	+5% $-269	+10% $-354
Rent	-10% $-352	-5% $-268	+0% $-184	+5% $-101	+10% $-17
Rate	-1.0pp $-33	-0.5pp $-108	base $-184	+0.5pp $-262	+1.0pp $-341

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Larkspur Ct White House, TN	3.0	2.0	1445	$1,975	$1.37	18d	1	0.63mi
2940 U.S. 31W Unit V107 White House, TN	3.0	2.0	1440	$1,770	$1.23	0d	1	1.32mi
2940 U.S. 31W Unit V208 White House, TN	3.0	2.0	1440	$1,620	$1.12	45d	1	1.33mi
2940 U.S. 31W Apt O201 White House, TN	3.0	2.0	1440	$1,770	$1.23	45d	1	1.36mi
901 Highland Dr White House, TN	3.0	2.0	1693	$2,179	$1.29	45d	1	1.38mi

Listing history 3 events

1. 2026-04-27
   listed $339,900 Active 265-char remark
2. 1991-09-03
   soldstatus $87,700
3. 1991-05-07
   soldstatus $86,400

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$141/yr (+$12/mo · 7.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,502
• − Mortgage interest: −$16,799
• − Property taxes: −$1,988
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$8,724
• Taxable loss: −$7,589
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-392/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 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 (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

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 · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

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

+224.1% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $280,000 REALTRACS as Distributed by MLS Grid
• 2026-05-29 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-27 Price Changed $299,900 REALTRACS as Distributed by MLS Grid
• 2026-04-27 Listed $339,900 REALTRACS as Distributed by MLS Grid
• 1991-09-03 Sold (Public Records) $87,700 Public Records
• 1991-05-07 Sold (Public Records) $86,400 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,988 · +0.0% YoY. Source: county tax records.