105 Larkins Dr · White Bluff, TN 37187

$394,000

4 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 41 Days on market

Built 2013 1.17 ac lot $210/sqft · at area comps Est $388k · at est.

---

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 +6.9/15.0
• DSCR +4.6/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

Key facts

• Room to grow
• Space for goats
• Space for ducks

Tags

• SPACIOUS BONUS ROOM
• HOBBY FARMING
• CHICKEN COOP
• SPACE FOR GOATS
• SPACE FOR DUCKS
• ROOM TO GROW

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Driveway parking for 3 vehicles (all open spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Crawl space / no finished basement; Existing structure
• Exterior features: Porch; Covered patio/porch areas; Deck; Chain link fencing; Storage building/structure; Level lot

Interior

• Kitchen: Electric oven and range; Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Pantry
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Pantry; Walk-in closets; Double vanity in master bathroom
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $394k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $320k (18.8% below list).
• Recommended offer: $320k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in White Bluff — 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 62/100 on livability (#230 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Dickson County (rural): math 30% / reading 33% proficiency, ranked #39 of 139 in TN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White Bluff Elementary (math 32% / reading 32%, grade F, #369 of 952 statewide, top 42%, 464 students, 0% FRL); W James Middle School (math 35% / reading 35%, grade F, #65 of 333 statewide, top 20%, 253 students, 0% FRL); Creek Wood High School (math 22% / reading 39%, grade F, #75 of 332 statewide, top 24%, 933 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 376 units permitted in Dickson County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Dickson 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 41 days — a 3% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 14768% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,000 (18.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $388,431
• List price: $394,000
• Delta: 1.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Twin Oaks Dr	0.23mi	3/2.0 (-1)	1,726 (-8%)	1mo	$339,000	$196	70
1526 Taylortown Rd	0.19mi	3/2.0 (-1)	1,961 (+4%)	15mo	$379,900	$194	66
1631 Taylor Town Rd	0.52mi	3/2.0 (-1)	1,728 (-8%)	7mo	$425,000	$246	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-56,389
• Equity at exit: $58,747

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-39,903
• Equity at exit: $34,066

Cash invested: $110,320 (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 37187

• Home prices YoY: -19.0%
• Active inventory: 48
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$2,066
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $119

Break-even live

Break-even rent $3,049

Max offer price $394,000

Occupancy floor 91%

Sensitivity live

Price	-10% $342	-5% $231	+0% $119	+5% $8	+10% $-104
Rent	-10% $-133	-5% $-7	+0% $119	+5% $246	+10% $372
Rate	-1.0pp $318	-0.5pp $220	base $119	+0.5pp $17	+1.0pp $-87

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: $98,500
• Closing costs: $11,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1394 Taylor Town Rd White Bluff, TN	5.0	3.0	2350	$3,200	$1.36	0d	1	0.33mi

Listing history 30 events

1. 2026-06-21
   days on market $394,000 Active 41 DOM
2. 2026-06-18
   days on market $394,000 Active 38 DOM
3. 2026-06-17
   days on market $394,000 Active 37 DOM
4. 2026-06-16
   days on market $394,000 Active 36 DOM
5. 2026-06-15
   days on market $394,000 Active 35 DOM
6. 2026-06-13
   days on market $394,000 Active 33 DOM
7. 2026-06-13
   days on market $394,000 Active 32 DOM
8. 2026-06-09
   days on market $394,000 Active 29 DOM
9. 2026-06-08
   pricedays on market $394,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $399,900 Active 27 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $408,000 Active 24 DOM
13. 2026-06-03
    pricedays on market $408,000 Active 23 DOM
14. 2026-06-02
    days on market $409,000 Active 22 DOM
15. 2026-06-01
    days on market $409,000 Active 21 DOM
16. 2026-05-31
    days on market $409,000 Active 20 DOM
17. 2026-05-12
    listed $420,000 Active 469-char remark
18. 2024-04-23
    soldstatus $359,900
19. 2024-04-22
    soldstatus $359,900 Closed 776-char remark

    Show marketing remark (776 chars)

    ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

20. 2024-03-23
    historical Active Under Contract 776-char remark

    Show marketing remark (776 chars)

    ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

21. 2024-03-15
    status Active 776-char remark

    Show marketing remark (776 chars)

    ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

22. 2024-03-08
    historical Active Under Contract 776-char remark

    Show marketing remark (776 chars)

    ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

23. 2024-03-02
    listed $359,900 Active 776-char remark

    Show marketing remark (776 chars)

    ONE-STORY, 4-bedroom home on LEVEL, DOUBLE LOT in White Bluff, 25 miles from Nashville. Huge fenced back yard with mature apple tree and lots of room for play and pets or space to build that dream workshop. House has vinyl windows, new paint. A deck off the kitchen/dining area offers a view of the expansive back yard and provides a perfect place to relax. Many amenities: a bonus room for additional entertainment and living space near the guest bedrooms; large master closet; spacious utility room and walk-in kitchen pantry; oversized concrete parking area. For the cook there's generous prep space and countertop seating as well as area for a large dining table. This home is located near schools but is surrounded by green space. Seller to offer credit towards flooring.

24. 2024-02-19
    historical
25. 2023-11-11
    price $365,000
26. 2023-10-14
    listed $370,000 Active
27. 2023-10-09
    historical
28. 2023-09-11
    price $375,000
29. 2023-08-23
    listed $380,000 Active
30. 2004-09-10
    soldstatus $91,000

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,797 · $233/mo
• Expected delta: +$658/yr (+$55/mo · 30.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $38,400
• − Mortgage interest: −$22,070
• − Property taxes: −$2,140
• − Insurance: −$1,970
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$11,462
• Taxable loss: −$5,386
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $2,725/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: Dickson County
• NCES district ID: 4701020
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $45,458
• Composite: 27.01/100
• National rank: #7064
• State rank: #39 of 139 in TN

Livability — White Bluff

• Score: 62/100
• State rank: #230
• US rank: #17056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Bluff, TN
• Population (ZIP): 8,382

Population outlook (Dickson County) Hauer SSP2

• Today (2025): 55,013 people
• By 2030: 56,448 · +2.6%
• By 2040: 58,508 · +6.4%
• By 2050: 59,076 · +7.4%
• By 2075: 58,343 · +6.1%
• By 2100: 52,900 · -3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 5% Lithuanian 2% Serbian 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Dickson

• 2024 margin: Solid R (+51.9) · D 23.5% · R 75.4% · Other 1.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -21.4pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+47.4 2016: R+45.6 2012: R+28.4 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.65%
• Current HPI: 327.2594
• Rent YoY: —
• Metro: —
• 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

-97.1% since first listed

19 events — show timeline

• 2026-06-16 Listed for Rent $2,650 REALTRACS
• 2026-06-08 Price Changed $394,000 REALTRACS as Distributed by MLS Grid
• 2026-06-06 Price Changed $399,900 REALTRACS as Distributed by MLS Grid
• 2026-06-03 Price Changed $408,000 REALTRACS as Distributed by MLS Grid
• 2026-05-26 Price Changed $409,000 REALTRACS as Distributed by MLS Grid
• 2026-05-12 Listed $420,000 REALTRACS as Distributed by MLS Grid
• 2024-04-23 Sold (Public Records) $359,900 Public Records
• 2024-04-22 Sold (MLS) $359,900 REALTRACS as Distributed by MLS Grid
• 2024-03-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-03-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-03-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-03-02 Listed $359,900 REALTRACS as Distributed by MLS Grid
• 2024-02-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-11-11 Price Changed $365,000 REALTRACS as Distributed by MLS Grid
• 2023-10-14 Listed $370,000 REALTRACS as Distributed by MLS Grid
• 2023-10-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-09-11 Price Changed $375,000 REALTRACS as Distributed by MLS Grid
• 2023-08-23 Listed $380,000 REALTRACS as Distributed by MLS Grid
• 2004-09-10 Sold (Public Records) $91,000 Public Records

Property tax history

+25.2%/yr

Latest (2025): $2,140 · +0.0% YoY. Source: county tax records.