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599 Big Bend Ct #201
D Composite 42.92
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).

  • ARV discount +14.2/15.0
  • Cash flow +8.8/30.0
  • Condition / age +4.0/5.0
  • 1% rule +3.9/10.0
  • Schools +3.7/10.0
  • Livability +3.6/5.0
  • DSCR +2.4/10.0
  • Rent growth +2.3/5.0
  • Appreciation +0.0/10.0

$214,990

599 Big Bend Ct #201 · White House, TN 37188
3 bd · 2.0 ba · 1,102 sqft · Condo · 13 Days on market
Built 2026 Good condition $195/sqft · 15% below area Est $253k · 15% under $202/mo HOA · 11% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to Highland Park in White House, where low maintenance living meets a convenient location close to everyday essentials. This Chestnut floor plan offers a thoughtfully designed 2nd floor condo with 3 bedrooms and 2 baths across 1,102 square feet. Set in a private backed building location, this home provides a quiet setting while keeping you close to shopping, dining, parks, and schools. Inside, the open layout supports comfortable daily living with all appliances included, along with a washer and dryer for added ease. The primary suite features a walk in shower, creating a functional and relaxing space to start and end your day. Each bedroom offers flexibility for guests, work from home needs, or additional living space. At Highland Park, the HOA handles exterior maintenance including roof and siding, as well as irrigation, landscaping, and trash service, helping simplify your routine. Located near Heritage White House Middle and High School, Robert F. Woodall Elementary, Kroger, Publix, local dining, and the White House Municipal Park and Greenway, this to be built home places you close to what matters most. Visit the community website to learn more or schedule your visit. List pricing reflects base pricing. Final purchase price based on chosen features and selections. Incentive offered with the use of NVRM.

Key facts

  • Near kroger
  • Near publix
  • Open layout

Tags

OPEN LAYOUTALL APPLIANCES INCLUDEDWALK IN SHOWERNEAR KROGERNEAR PUBLIXNEAR LOCAL DINING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath condo listed at $215k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $189k (11.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (11.0% below list).
  • Recommended offer: $189k (11.9% below list) — sets the bar for cash-flow.
  • Cap rate 5.3% vs local median 3.4% 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.
  • 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 soft (-0.7%/yr); 555 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
  • 3 sale attempts 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.
Recommended offer $189,419 (11.9% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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 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
0.89% ✗
Cap rate
5.31%
Cash-on-cash
-3.52%
DSCR
0.84
GRM
9.4

CMA / ARV

ARV (median comp)
$252,585
List price
$214,990
Delta
-14.88%
Verdict
UNDERPRICED
Comps
8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
668 Big Bend Ct #201 0.00mi 3/2.0 1,102 (0%) 2mo $227,000 $206 98
680 Big Bend Ct #201 0.02mi 3/2.0 1,102 (0%) 3mo $232,000 $211 97
211 Hamlett Dr 0.25mi 3/1.0 1,084 (-2%) 2mo $208,000 $192 80
664 Big Bend Ct 0.00mi 2/2.0 (-1) 931 (-16%) 2mo $219,670 $236 68
668 Big Bend Ct #101 0.04mi 2/2.0 (-1) 931 (-16%) 3mo $212,000 $228 66
209 Dorchester Dr 0.59mi 3/2.0 1,194 (+8%) 2mo $324,900 $272 57
420 Wilkinson Ln 0.67mi 3/1.0 1,039 (-6%) 2mo $314,900 $303 54
407 Portland Rd 1.36mi 2/1.5 (-1) 1,146 (+4%) 0mo $300,000 $262 51
304 Indian Ridge Cir 0.61mi 3/2.0 1,285 (+17%) 3mo $329,000 $256 44
105 Sundance Way 1.47mi 3/2.0 1,249 (+13%) 0mo $324,900 $260 42
310 Cardinal Dr 1.23mi 3/1.0 1,215 (+10%) 3mo $310,000 $255 42
463 Calista Rd 0.75mi 3/2.0 1,350 (+22%) 1mo $255,000 $189 39

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
-26.1%
Equity multiple
0.14×
Total profit
$-51,545
Equity at exit
$32,056
10-year hold
IRR
-40.0%
Equity multiple
-0.34×
Total profit
$-80,418
Equity at exit
$18,588

Cash invested: $60,197 (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 →

Active competition Active MLS

For sale now
3 active · 1 under contract
Median asking
$209,685 ($222/sqft)
Median days on market
8 d
This list price
67% of active listings are priced below it
ARV vs active asking
+3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37188

Home prices YoY
-24.0%
Rents YoY
-0.7%
Active inventory
555
Price-to-rent
9.4×

Monthly cashflow live

Estimated rent
$1,913 high interval (Pro) →
Mortgage (P&I)
−$1,127
Tax est. 1.5%
−$269 /mo · $3,225/yr
Insurance
−$90
HOA
−$202
Vacancy / Maint / Mgmt
−$402
Net cashflow
$-177

Break-even live

Break-even rent $2,136
Max offer price $189,419
Occupancy floor —

Sensitivity live

Price -10% $-28 -5% $-102 +0% $-177 +5% $-251 +10% $-325
Rent -10% $-328 -5% $-252 +0% $-177 +5% $-101 +10% $-26
Rate -1.0pp $-68 -0.5pp $-122 base $-177 +0.5pp $-232 +1.0pp $-289

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
$53,748
Closing costs
$6,450
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 18 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
839 Big Bend Ct White House, TN 3.0 2.5 1455 $1,845 $1.27 22d 1 0.06mi
3015 Seguaro Ln White House, TN 3.0 2.5 1455 $1,950 $1.34 36d 1 0.19mi
110 Cottage Trce White House, TN 3.0 2.0 1472 $2,149 $1.46 16d 1 0.54mi
118 Tennessee 76 White House, TN 1.0–3.0 1.0–2.0 1077 $2,060 $1.91 11d 15 0.60mi
212 Dorchester Dr White House, TN 3.0 2.0 1299 $1,879 $1.45 22d 1 0.62mi
212 Dorchester Dr White House, TN 3.0 2.0 1299 $1,889 $1.45 29d 1 0.62mi
1000 Indian Ridge Cir #1000 White House, TN 3.0 3.0 1450 $1,850 $1.28 56d 1 0.64mi
130 Maiden Ln White House, TN 1.0–2.0 1.0–2.0 825 $1,482 $1.80 11d 10 0.76mi
529 Raymond Hirsch Pkwy Unit 207 White House, TN 2.0 2.5 1115 $1,560 $1.40 41d 1 0.79mi
2940 U.S. 31W Apt O201 White House, TN 3.0 2.0 1440 $1,770 $1.23 93d 1 0.84mi
2940 U.S. 31W Unit V208 White House, TN 3.0 2.0 1440 $1,620 $1.12 93d 1 0.87mi
2940 U.S. 31W Unit V107 White House, TN 3.0 2.0 1440 $1,770 $1.23 11d 1 0.87mi
111 Calista Rd White House, TN 2.0 2.0 900 $1,445 $1.61 40d 1 0.89mi
111 Calista Rd White House, TN 2.0 2.0 900 $1,445 $1.61 11d 1 0.89mi
126 Madeline Way White House, TN 1.0–3.0 1.0–2.0 1072 $1,679 $1.57 11d 5 0.99mi
344 Madeline Way White House, TN 1.0–2.0 1.0–2.0 1014 $1,975 $1.95 11d 14 1.19mi
3001 Dartmoor Pl White House, TN 3.0 2.0 1296 $1,979 $1.53 30d 1 1.33mi
302 Donal Ter White House, TN 3.0 1.5 1131 $1,750 $1.55 35d 1 1.50mi

Property features AI

Finance

Other
End unit/common wall: end unitCommon interest: condominium
HOA & community
Has HOAMonthly association fee ($202)One-time association fee ($400)HOA covers structure maintenance, grounds maintenance, and trashCommunity sidewalksPets allowed

Exterior

Parking
Parking lot
Security
Carbon monoxide detectorsFire alarmFire sprinkler systemSmoke detectors
Utilities
Public waterPublic sewerWater availableCable connected
Home design
Residential condominiumAttached end unitOne storyNew constructionEntry level: One
Construction
Hardboard sidingSlab foundationNew build
Exterior features
Deck

Interior

Kitchen
OvenElectric rangeDishwasherDisposalMicrowaveStainless steel appliancesKitchen islandPantry
Bedrooms
3 bedrooms (sizes approximately 10x12, 10x9, 9x11)
Flooring
CarpetVinyl
Bathrooms
2 full bathrooms
Heating & cooling
Dual heating systemDual cooling systemThermostat (smart)
Interior features
Open floorplanPantrySmart thermostatWalk-in closetsKitchen island
Laundry & utility
Washer hookupElectric dryer hookupWasher and dryer listed among appliances

HOA detail $202/mo · $2,424/yr condo

Likely covers
trashlandscapingexterior maint.
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 40 events

  1. 2026-08-08
    days on market $214,990 Active 13 DOM
  2. 2026-08-07
    days on market $214,990 Active 12 DOM
  3. 2026-08-06
    days on market $214,990 Active 11 DOM
  4. 2026-08-05
    days on market $214,990 Active 10 DOM
  5. 2026-08-04
    days on market $214,990 Active 9 DOM
  6. 2026-08-03
    days on market $214,990 Active 8 DOM
  7. 2026-07-31
    days on market $214,990 Active 5 DOM
  8. 2026-07-30
    days on market $214,990 Active 4 DOM
  9. 2026-07-30
    days on market $214,990 Active 3 DOM
  10. 2026-07-28
    days on market $214,990 Active 2 DOM
  11. 2026-07-26
    days on marketlisting id $214,990 Active 1 DOM
  12. 2026-07-24
    days on market $214,990 Active 12 DOM
  13. 2026-07-23
    days on market $214,990 Active 11 DOM
  14. 2026-07-22
    days on market $214,990 Active 10 DOM
  15. 2026-07-21
    days on market $214,990 Active 9 DOM
  16. 2026-07-20
    days on market $214,990 Active 8 DOM
  17. 2026-07-18
    days on market $214,990 Active 6 DOM
  18. 2026-07-18
    days on market $214,990 Active 5 DOM
  19. 2026-07-16
    days on market $214,990 Active 4 DOM
  20. 2026-07-15
    days on market $214,990 Active 3 DOM
  21. 2026-07-14
    days on market $214,990 Active 2 DOM
  22. 2026-07-13
    days on marketlisting id $214,990 Active 1 DOM
  23. 2026-07-11
    days on market $214,990 Active 9 DOM
  24. 2026-07-10
    days on market $214,990 Active 8 DOM
  25. 2026-07-09
    days on market $214,990 Active 7 DOM
  26. 2026-07-07
    days on market $214,990 Active 5 DOM
  27. 2026-07-06
    days on market $214,990 Active 4 DOM
  28. 2026-07-05
    days on market $214,990 Active 3 DOM
  29. 2026-07-02
    days on marketlisting id $214,990 Active 1 DOM
    Show marketing remark (1442 chars)

    Welcome to Highland Park in White House, where low maintenance living meets a convenient location close to everyday essentials. This Chestnut floor plan offers a thoughtfully designed 2nd floor condo with 3 bedrooms and 2 baths across 1,102 square feet. Set in a private backed building location, this home provides a quiet setting while keeping you close to shopping, dining, parks, and schools. Inside, the open layout supports comfortable daily living with all appliances included, along with a washer and dryer for added ease. The primary suite features a walk in shower, creating a functional and relaxing space to start and end your day. Each bedroom offers flexibility for guests, work from home needs, or additional living space. At Highland Park, the HOA handles exterior maintenance including roof and siding, as well as irrigation, landscaping, and trash service, helping simplify your routine. Located near Heritage White House Middle and High School, Robert F. Woodall Elementary, Kroger, Publix, local dining, and the White House Municipal Park and Greenway, this to be built home places you close to what matters most. Visit the community website to learn more or schedule your visit. List pricing reflects base pricing. Final purchase price based on chosen features and selections. Incentive offered with the use of NVRM. Call/Text agents for details or to schedule showing: Jamie: (615) 616‑6318 or Enrique; (615) 616-6305

  30. 2026-06-27
    days on market $214,990 Active 15 DOM
  31. 2026-06-27
    days on market $214,990 Active 14 DOM
  32. 2026-06-25
    days on market $214,990 Active 12 DOM
  33. 2026-06-22
    days on market $214,990 Active 10 DOM
  34. 2026-06-21
    days on market $214,990 Active 9 DOM
  35. 2026-06-18
    days on market $214,990 Active 6 DOM
  36. 2026-06-17
    days on market $214,990 Active 5 DOM
  37. 2026-06-16
    days on market $214,990 Active 4 DOM
  38. 2026-06-15
    days on market $214,990 Active 3 DOM
  39. 2026-06-13
    remarks 699-char remark
  40. 2026-06-13
    listed $214,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$22,952
− Mortgage interest
−$12,043
− Property taxes
−$3,225
− Insurance
−$1,075
− Repairs & maintenance
−$1,836
− Management
−$1,836
− HOA
−$2,424
− Depreciation
−$6,254
Taxable loss
−$5,741
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,378
After-tax cash flow
$-743/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhouse in Highland Park offers a modern and functional living space with minimal repairs needed. Potential buyers and renters will appreciate the open floor plan and updated kitchen and bathrooms.

Value-add opportunities

  • Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
  • Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
  • Both Adding smart home features — Smart home features can increase convenience and property value ↑
F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Robert F. Woodall Elementary Middle White House Middle School F TN #37/333 Nat'l #5,727/14,009 High White House Heritage High School F TN #54/332 Nat'l #10,273/17,239

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
B Composite livability gradescore 71/100

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 · 72,786 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
10% of renters

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 (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 · 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
—

Price history

+0.0% since first listed
5 events — show timeline
  • 2026-07-12 Listed $214,990 REALTRACS as Distributed by MLS Grid
  • 2026-07-12 Listing Removed — REALTRACS as Distributed by MLS Grid
  • 2026-07-02 Listed $214,990 REALTRACS as Distributed by MLS Grid
  • 2026-06-28 Listing Removed — REALTRACS as Distributed by MLS Grid
  • 2026-06-12 Listed $214,990 REALTRACS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…