703 Mccurdy Rd · White House, TN 37188

$229,900

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 84 Days on market

Built 1940 0.48 ac lot $212/sqft · 28% below area Est $319k · 28% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

Key facts

• 0.48 acre lot
• Built 1940
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $190k (17.6% below list).
• Recommended offer: $190k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Market conditions: Rents soft (-0.7%/yr); 437 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k 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 84 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $230k implies a 468% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,537 (17.6% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $319,128
• List price: $229,900
• Delta: -27.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Oakdale Dr	0.60mi	3/2.0	1,056 (-2%)	12mo	$254,550	$241	54
310 Cardinal Dr	0.56mi	3/1.0	1,215 (+12%)	1mo	$310,000	$255	53
209 Dorchester Dr	0.67mi	3/2.0	1,194 (+10%)	1mo	$324,900	$272	47
923 Meadowlark Dr	0.73mi	3/1.0	1,032 (-5%)	15mo	$290,000	$281	46
300 Donal Ter	0.70mi	3/2.0	1,131 (+4%)	19mo	$275,000	$243	40
304 Donal Ter	0.73mi	3/1.5	1,131 (+4%)	22mo	$315,000	$279	38
110 Westchester Dr	0.65mi	3/2.0	1,208 (+12%)	10mo	$283,000	$234	38
301 Donal Ter	0.71mi	3/2.0	1,218 (+13%)	11mo	$269,900	$222	32
103 Northwoods Dr	0.66mi	3/2.0	1,207 (+12%)	20mo	$297,500	$246	29
108 Dorchester Dr	0.71mi	3/2.0	1,215 (+12%)	20mo	$305,000	$251	25
503 Laura Dr	0.68mi	3/2.0	1,243 (+15%)	18mo	$310,000	$249	25

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-35,003
• Equity at exit: $34,279

10-year hold

• IRR: -12.6%
• Equity multiple: 0.34×
• Total profit: $-42,184
• Equity at exit: $19,878

Cash invested: $64,372 (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: 437
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $124

Break-even live

Break-even rent $1,738

Max offer price $229,900

Occupancy floor 88%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2940 U.S. 31W Apt O201 White House, TN	3.0	2.0	1440	$1,770	$1.23	44d	1	0.54mi
2940 U.S. 31W Unit V107 White House, TN	3.0	2.0	1440	$1,770	$1.23	2d	1	0.57mi
2940 U.S. 31W Unit V208 White House, TN	3.0	2.0	1440	$1,620	$1.12	44d	1	0.57mi
212 Dorchester Dr White House, TN	3.0	2.0	1299	$1,979	$1.52	3d	1	0.63mi
344 Madeline Way White House, TN	1.0–2.0	1.0–2.0	902	$1,974	$2.19	2d	23	0.68mi
126 Madeline Way White House, TN	2.0–3.0	2.0	1208	$1,679	$1.39	2d	4	0.77mi
130 Maiden Ln White House, TN	1.0–2.0	1.0–2.0	860	$1,482	$1.72	2d	7	0.89mi
104 Highland Dr White House, TN	3.0	1.5	1440	$1,795	$1.25	2d	1	0.91mi
118 Tennessee 76 White House, TN	1.0–3.0	1.0–2.0	1077	$2,060	$1.91	2d	16	1.08mi
110 Larkspur Ct White House, TN	3.0	2.0	1445	$1,975	$1.37	16d	1	1.16mi

Listing history 9 events

1. 2026-06-01
   days on market $229,900 Active 84 DOM
2. 2026-05-31
   days on market $229,900 Active 83 DOM
3. 2026-05-05
   status Active 565-char remark

   Show marketing remark (565 chars)

   Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

4. 2026-04-24
   historical Active Under Contract 565-char remark

   Show marketing remark (565 chars)

   Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

5. 2026-03-27
   price $229,900 565-char remark

   Show marketing remark (565 chars)

   Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

6. 2026-03-10
   listed $249,900 Active 565-char remark

   Show marketing remark (565 chars)

   Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

7. 2026-03-06
   historical $249,900 565-char remark

   Show marketing remark (565 chars)

   Beautiful Corner lot with so much Outdoor Living Potential. Perfect location in White House so close to all the Hot Spots from the latest Restaurants to the Unique local Boutiques & More! So you can enjoy the Charm that makes this community so unique. The Cottage has the nostalgia of the past but with your updates and finishes it will turn your dreams to reality as this home just needs some" Love and TLC" Selling AS IS. Come See it Today, let your Creativity flow with the Renovations that will make this one "Home Sweet Home."Cash Sale

8. 1996-04-03
   soldstatus $40,500
9. 1993-09-11
   soldstatus $32,000

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$771/yr (+$64/mo · 89.6%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,744
• − Mortgage interest: −$12,878
• − Property taxes: −$861
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$6,688
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $2,083/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

+618.4% since first listed

7 events — show timeline

• 2026-05-05 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-24 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-27 Price Changed $229,900 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2026-03-06 Coming Soon $249,900 REALTRACS as Distributed by MLS Grid
• 1996-04-03 Sold (Public Records) $40,500 Public Records
• 1993-09-11 Sold (Public Records) $32,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $861 · +0.0% YoY. Source: county tax records.