6479 Highway 76 E · Springfield, TN 37172

$350,000

4 bd · 2.0 ba · 1,690 sqft · MultiFamily public records · 9 Days on market

Built 1971

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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 +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Presold. For comps purposes.

Key facts

• New siding
• New gutters
• New roof

Tags

• FULLY OCCUPIED DUPLEX
• NEW ROOF
• NEW SIDING
• NEW GUTTERS
• BOTH INTERIORS REMODELED

Property features AI

Finance

• Other: Zoned Commercial
• Financial info: Gross income reported at $29,700; Net operating income reported at $28,639; Owner pays electricity; tenants pay water; Property tax amount not included per instructions
• HOA & community: No HOA information provided

Exterior

• Parking: No covered or total parking spaces specified
• Security: No security features provided
• Utilities: Public water; Septic tank sewer; Water service available
• Home design: Residential income property; Attached property; One story
• Construction: Brick and vinyl siding exterior; Built prior to current listing (existing structure)
• Exterior features: Approximately 1.1-acre lot; Water available

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Duplex (two separate units)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive. Per door: $64/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (20.5% below list).
• Recommended offer: $278k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Robert F. Woodall Elementary (501 students, 0% FRL); White House Heritage High School (math 29% / reading 37%, grade F, #54 of 332 statewide, top 16%, 1,001 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; 254 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).
• At $2,782/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 848% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; list at $350k implies a 169% gain — meaningful room to come down on a strong offer.

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 $278,200 (20.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-55,130
• Equity at exit: $52,186

10-year hold

• IRR: -12.0%
• Equity multiple: 0.35×
• Total profit: $-63,264
• Equity at exit: $30,262

Cash invested: $98,000 (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: 254
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $2,782 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $128

Break-even live

Break-even rent $2,620

Max offer price $350,000

Occupancy floor 90%

Sensitivity live

Price	-10% $326	-5% $227	+0% $128	+5% $29	+10% $-70
Rent	-10% $-92	-5% $18	+0% $128	+5% $238	+10% $348
Rate	-1.0pp $304	-0.5pp $217	base $128	+0.5pp $37	+1.0pp $-55

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,782
Total (2 units)			$2,782

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3509 Pinson School Rd Springfield, TN	3.0	1.0	1475	$1,600	$1.08	14d	1	1.02mi
3509 Pinson School Rd Springfield, TN	3.0	1.0	1475	$1,600	$1.08	6d	1	1.02mi

Listing history 7 events

1. 2026-06-21
   days on market $350,000 Active 9 DOM
2. 2026-06-18
   days on market $350,000 Active 6 DOM
3. 2026-06-17
   days on market $350,000 Active 5 DOM
4. 2026-06-16
   days on market $350,000 Active 4 DOM
5. 2026-06-15
   days on market $350,000 Active 3 DOM
6. 2026-06-13
   remarks 166-char remark
7. 2026-06-13
   listed $350,000 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: $1,061 · $88/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$1,424/yr (+$119/mo · 134.2%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $33,384
• − Mortgage interest: −$19,605
• − Property taxes: −$1,061
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − Depreciation: −$10,182
• Taxable loss: −$4,556
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $2,630/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

• 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

+311.8% since first listed

5 events — show timeline

• 2026-06-12 Listed $350,000 REALTRACS as Distributed by MLS Grid
• 2018-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2018-07-31 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2018-07-31 Sold (MLS) $130,000 REALTRACS as Distributed by MLS Grid
• 2002-01-04 Sold (Public Records) $85,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,061 · +0.0% YoY. Source: county tax records.