6185 Old Highway 31 East · Bransford, TN 37022

$240,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 47 Days on market

Built 1960 2.15 ac lot Est $195k · 23% over

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Why this score? — see what drove the F 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 +15.7/30.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have a wonderful homstead in Bethpage while being within 15 minutes to Gallatin and Westmoreland. This property is just over 2 acres with Plenty of outbuilding storage space and room for all the animals.

Key facts

• Private acres
• Functional kitchen
• Serene lot

Tags

• PRIVATE ACRES
• SERENE LOT
• NATURAL LIGHT
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• OPEN ACREAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $196k (18.4% below list).
• Recommended offer: $196k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 35/100 on livability (#428 in TN) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Bethpage Elementary (math 52% / reading 22%, grade F, #272 of 952 statewide, top 31%, 278 students, 0% FRL); Westmoreland High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 526 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 82 active listings in the ZIP; 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 47 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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.

Risks & watch-outs

• 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 $195,725 (18.4% below list)

Questions for the listing agent

1. It's been on market 47 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $195,156
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Haze Hyde Hollow Rd	0.48mi	2/1.5 (-1)	1,292 (-8%)	19mo	$180,000	$139	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-32,382
• Equity at exit: $35,785

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-20,104
• Equity at exit: $20,751

Cash invested: $67,200 (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 37022

• Home prices YoY: -5.4%
• Active inventory: 82
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $104

Break-even live

Break-even rent $1,826

Max offer price $240,000

Occupancy floor 90%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-04-14
   status Pending
2. 2026-03-08
   price $240,000
3. 2026-02-26
   listed $250,000 Active
4. 2022-01-10
   soldstatus $215,000
5. 2021-12-29
   soldstatus $215,000 Closed 203-char remark

   Show marketing remark (203 chars)

   Have a wonderful homstead in Bethpage while being within 15 minutes to Gallatin and Westmoreland. This property is just over 2 acres with Plenty of outbuilding storage space and room for all the animals.

6. 2021-11-18
   status Pending 203-char remark

   Show marketing remark (203 chars)

   Have a wonderful homstead in Bethpage while being within 15 minutes to Gallatin and Westmoreland. This property is just over 2 acres with Plenty of outbuilding storage space and room for all the animals.

7. 2021-11-18
   historical

   Show marketing remark (203 chars)

   Have a wonderful homstead in Bethpage while being within 15 minutes to Gallatin and Westmoreland. This property is just over 2 acres with Plenty of outbuilding storage space and room for all the animals.

8. 2021-11-16
   listed $219,000 Active 203-char remark

   Show marketing remark (203 chars)

   Have a wonderful homstead in Bethpage while being within 15 minutes to Gallatin and Westmoreland. This property is just over 2 acres with Plenty of outbuilding storage space and room for all the animals.

9. 2021-10-30
   price $219,000
10. 2021-10-07
    listed $239,900 Active
11. 2019-04-29
    soldstatus $167,500
12. 2019-03-25
    historical
13. 2019-02-15
    status Active
14. 2019-02-04
    status Pending
15. 2019-01-25
    listed $174,900 Active
16. 2017-04-12
    soldstatus $124,500
17. 2017-04-10
    soldstatus $124,500 Closed
18. 2017-02-16
    historical Contingent - Financing
19. 2017-01-24
    price $124,500
20. 2017-01-24
    status Active
21. 2017-01-17
    historical Contingent - Inspection
22. 2016-12-08
    status Active
23. 2016-11-08
    historical Contingent - Financing
24. 2016-09-26
    status Active
25. 2016-09-08
    historical Contingent - Financing
26. 2016-08-30
    listed $129,500 Active
27. 2002-11-08
    soldstatus $89,900
28. 1997-06-20
    soldstatus $64,750

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$698/yr (+$58/mo · 69.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,487
• − Mortgage interest: −$13,444
• − Property taxes: −$1,006
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$6,982
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $1,942/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 — Bransford

• Score: 35/100
• State rank: #428
• US rank: #27740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bransford, TN
• Population (ZIP): 6,036

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -18.28%
• Current HPI: 319.7626
• Rent YoY: —
• Metro: —
• 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

+270.7% since first listed

28 events — show timeline

• 2026-04-14 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-08 Price Changed $240,000 REALTRACS as Distributed by MLS Grid
• 2026-02-26 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2022-01-10 Sold (Public Records) $215,000 Public Records
• 2021-12-29 Sold (MLS) $215,000 REALTRACS as Distributed by MLS Grid
• 2021-11-18 Pending — REALTRACS as Distributed by MLS Grid
• 2021-11-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-11-16 Listed $219,000 REALTRACS as Distributed by MLS Grid
• 2021-10-30 Price Changed $219,000 REALTRACS as Distributed by MLS Grid
• 2021-10-07 Listed $239,900 REALTRACS as Distributed by MLS Grid
• 2019-04-29 Sold (Public Records) $167,500 Public Records
• 2019-03-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-02-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-02-04 Pending — REALTRACS as Distributed by MLS Grid
• 2019-01-25 Listed $174,900 REALTRACS as Distributed by MLS Grid
• 2017-04-12 Sold (Public Records) $124,500 Public Records
• 2017-04-10 Sold (MLS) $124,500 REALTRACS as Distributed by MLS Grid
• 2017-02-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2017-01-24 Price Changed $124,500 REALTRACS as Distributed by MLS Grid
• 2017-01-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2017-01-17 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-12-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-11-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-09-26 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-09-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-08-30 Listed $129,500 REALTRACS as Distributed by MLS Grid
• 2002-11-08 Sold (Public Records) $89,900 Public Records
• 1997-06-20 Sold (Public Records) $64,750 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,006 · +0.0% YoY. Source: county tax records.