1014 Bucksnort Rd · Ashland City, TN 37015

$230,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 116 Days on market

Built 1985 0.84 ac lot $200/sqft · 10% below area Est $298k · 23% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A one owner family home for sale so bring your vision and let's make a deal~a 3 bedroom septic but the office could also be used as a bedroom~the full unfinished basement with the exception of the half bath, laundry and kitchenette is perfect for future expansion or the workshop you have always wanted~home has well water and city water both available for use~with propane as the source for heat, even the winter nights won't stand a chance if the electric goes out~property has a den and a sunroom (sunroom not included in sqft)~with a little love, you can bring the blackberry patch back to fruitful bounty (rumor has it they were some of the largest blackberries in the area)~located just minutes from the TWRA Wildlife Management Area, hunting is available (with permits) without having to own the large tract of land~central between Ashland City, Charlotte, White Bluff and Dickson with a variety of food and shopping available but you also have easy access to Nashville with all secondary highways and main interstates~the elementary school is a fabulous Arts Magnet School that just came available in 2019~property sold as-is

Key facts

• Blackberry patch
• Source for heat
• Den and a sunroom

Tags

• FULL UNFINISHED BASEMENT
• WELL WATER AND CITY WATER
• SOURCE FOR HEAT
• DEN AND A SUNROOM
• BLACKBERRY PATCH
• EASY ACCESS TO NASHVILLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $184k (20.0% below list).
• Recommended offer: $184k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Ashland City — 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 65/100 on livability (#138 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.1%/yr); 167 active listings in the ZIP; solid renter incomes; 271 units permitted in Cheatham County in 2024 (0 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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

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 $184,023 (20.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $298,427
• List price: $230,000
• Delta: -22.93%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-33,610
• Equity at exit: $34,294

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-29,236
• Equity at exit: $19,886

Cash invested: $64,400 (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 37015

• Home prices YoY: -21.7%
• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $84

Break-even live

Break-even rent $1,734

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $214	-5% $149	+0% $84	+5% $19	+10% $-46
Rent	-10% $-61	-5% $12	+0% $84	+5% $157	+10% $230
Rate	-1.0pp $200	-0.5pp $143	base $84	+0.5pp $25	+1.0pp $-36

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $230,000 Active 116 DOM
2. 2026-06-17
   days on market $230,000 Active 115 DOM
3. 2026-06-16
   days on market $230,000 Active 114 DOM
4. 2026-06-15
   days on market $230,000 Active 113 DOM
5. 2026-06-13
   days on market $230,000 Active 111 DOM
6. 2026-06-09
   days on market $230,000 Active 107 DOM
7. 2026-06-08
   days on market $230,000 Active 106 DOM
8. 2026-06-07
   days on market $230,000 Active 105 DOM
9. 2026-06-03
   days on market $230,000 Active 101 DOM
10. 2026-06-02
    days on market $230,000 Active 100 DOM
11. 2026-06-01
    days on market $230,000 Active 99 DOM
12. 2026-05-31
    days on market $230,000 Active 98 DOM
13. 2026-02-22
    listed $230,000 Active 1133-char remark

    Show marketing remark (1133 chars)

    A one owner family home for sale so bring your vision and let's make a deal~a 3 bedroom septic but the office could also be used as a bedroom~the full unfinished basement with the exception of the half bath, laundry and kitchenette is perfect for future expansion or the workshop you have always wanted~home has well water and city water both available for use~with propane as the source for heat, even the winter nights won't stand a chance if the electric goes out~property has a den and a sunroom (sunroom not included in sqft)~with a little love, you can bring the blackberry patch back to fruitful bounty (rumor has it they were some of the largest blackberries in the area)~located just minutes from the TWRA Wildlife Management Area, hunting is available (with permits) without having to own the large tract of land~central between Ashland City, Charlotte, White Bluff and Dickson with a variety of food and shopping available but you also have easy access to Nashville with all secondary highways and main interstates~the elementary school is a fabulous Arts Magnet School that just came available in 2019~property sold as-is

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$822/yr (+$68/mo · 101.4%)

ⓘ 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 ≥107°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: $22,083
• − Mortgage interest: −$12,884
• − Property taxes: −$811
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$6,691
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,727/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Ashland City

• Score: 65/100
• State rank: #138
• US rank: #12483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cheatham County · 18,988 people
• City population: 18,988
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,988
• Household income: $79,092
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 396.0

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 313.8358
• Rent YoY: ▲ 2.13%
• 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

1 event — show timeline

• 2026-02-22 Listed $230,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $811 · +13.1% YoY. Source: county tax records.