852 N Brown St · Springfield, TN 37172

$125,000

3 bd · 1.0 ba · 1,778 sqft · SingleFamily public records · 22 Days on market

Built 1931 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic home to renovate in a lovely neighborhood.

Key facts

• 9,583 sq ft lot
• Built 1931
• Listed 21 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No covered parking; No parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Two levels; Approximately 1,500 square feet above grade
• Construction: Wood siding; Approximate year built; Unfinished basement (foundation present)
• Exterior features: Lot approximately 0.22 acres; Lot dimensions approximately 50 x 206 (irregular)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms total (2 on main level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Unfinished basement; Wood flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.5% in Springfield — 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 (#225 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Krisle Elementary (math 17% / reading 22%, grade F, #654 of 952 statewide, top 72%, 356 students, 0% FRL); Springfield High School (math 3% / reading 19%, grade F, #268 of 332 statewide, top 82%, 1,223 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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 F-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. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.19%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $352,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 5th Ave E	0.13mi	3/1.5	1,801 (+1%)	14mo	$90,000	$50	78
1010 Addison Ct	0.33mi	3/2.5	1,702 (-4%)	0mo	$405,000	$238	71
603 Crestview Dr	0.65mi	3/2.0	1,687 (-5%)	0mo	$307,400	$182	57
400 Connell St	0.71mi	3/2.0	1,787 (+0%)	7mo	$305,000	$171	56
519 S Pawnee Dr	0.27mi	4/3.0 (+1)	1,950 (+10%)	8mo	$320,000	$164	52
325 Walnut St N	0.50mi	4/2.5 (+1)	1,628 (-8%)	3mo	$385,000	$236	49
301 Durrett St	0.19mi	3/2.0	1,516 (-15%)	16mo	$316,900	$209	49
503 4th Ave W	0.59mi	3/2.0	1,894 (+6%)	12mo	$208,500	$110	48
103 N Main St	0.52mi	3/2.0	1,529 (-14%)	11mo	$355,000	$232	40
331 Walnut St	0.50mi	3/2.5	1,980 (+11%)	17mo	$360,000	$182	37
203 Walnut St N	0.57mi	3/2.5	1,572 (-12%)	18mo	$360,000	$229	33
404 Connell St	0.71mi	4/2.0 (+1)	1,518 (-15%)	1mo	$300,000	$198	33

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.58×
• Total profit: $20,317
• Equity at exit: $18,638

10-year hold

• IRR: 21.9%
• Equity multiple: 2.67×
• Total profit: $58,461
• Equity at exit: $10,808

Cash invested: $35,000 (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 37172

• Home prices YoY: -19.9%
• Rents YoY: 0.7%
• Active inventory: 253
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$656
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $706

Break-even live

Break-even rent $996

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $776	-5% $741	+0% $706	+5% $670	+10% $635
Rent	-10% $556	-5% $631	+0% $706	+5% $780	+10% $855
Rate	-1.0pp $769	-0.5pp $737	base $706	+0.5pp $673	+1.0pp $640

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 8th Ave E Springfield, TN	3.0	2.0	1296	$1,900	$1.47	44d	1	0.31mi
819 Pitt Ave Springfield, TN	3.0	2.0	1736	$2,000	$1.15	24d	1	0.47mi
62 N Main St Springfield, TN	3.0	2.0	2063	$1,500	$0.73	18d	1	0.58mi
1001 Cheatham St Unit 192 Springfield, TN	2.0	2.5	1700	$1,650	$0.97	4d	1	0.66mi
1214 Woodard Reid Rd Springfield, TN	3.0	2.0	1736	$2,200	$1.27	44d	1	0.94mi
1150 17th Ave E Springfield, TN	3.0	2.0	1336	$1,549	$1.16	44d	1	1.04mi
2107 Woodland St Springfield, TN	3.0	2.0	1282	$1,800	$1.40	44d	1	1.29mi
115 Mooreland Dr Springfield, TN	3.0	2.0	1238	$1,420	$1.15	44d	1	1.33mi

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 22 DOM
2. 2026-06-18
   days on market $125,000 Active 19 DOM
3. 2026-06-17
   days on market $125,000 Active 18 DOM
4. 2026-06-16
   days on market $125,000 Active 17 DOM
5. 2026-06-15
   days on market $125,000 Active 16 DOM
6. 2026-06-13
   days on market $125,000 Active 14 DOM
7. 2026-06-13
   days on market $125,000 Active 13 DOM
8. 2026-06-09
   days on market $125,000 Active 10 DOM
9. 2026-06-08
   days on market $125,000 Active 9 DOM
10. 2026-06-07
    pricedays on market $125,000 Active 8 DOM
11. 2026-06-03
    days on market $150,000 Active 4 DOM
12. 2026-06-02
    days on market $150,000 Active 3 DOM
13. 2026-06-01
    days on market $150,000 Active 2 DOM
14. 2026-05-31
    remarks 52-char remark
15. 2026-05-31
    listed $150,000 Active 1 DOM

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $954 · $80/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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $22,674
• − Mortgage interest: −$7,002
• − Property taxes: −$954
• − Insurance: −$625
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$3,636
• Taxable income: $6,828
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $6,828/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Springfield

• Score: 62/100
• State rank: #225
• US rank: #16806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, TN
• County: Robertson County · 49,504 people
• City population: 31,263
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 31,263
• Household income: $72,168
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 848.0

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Black 13% Two or more races 8%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 15%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.77%
• Current HPI: 309.7118
• Rent YoY: ▲ 0.66%
• 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

+689.5% since first listed

4 events — show timeline

• 2026-05-30 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2022-04-07 Sold (Public Records) $150,268 Public Records
• 2000-05-10 Sold (Public Records) $55,600 Public Records
• 1980-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $954 · +3.6% YoY. Source: county tax records.