Belhaven Plan · Apison, TN 37302

$353,990

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 204 Days on market

Good condition Garage

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Belhaven floorplan is tailor-made for your lifestyle and is available in the Prairie Pass Express community located in Apison, TN. This two-story plan boasts a luxurious primary bedroom upstairs, complete with a walk-in closet and a spacious bathroom. The second level also features three secondary bedrooms and an additional bathroom. Upstairs, you'll find the convenience of a washer and dryer hookup. On the main level, there is a flex room that can be used as a study or a designated formal dining area, along with a powder room located directly off the foyer. This floorplan offers open concept living, with the expansive great room overlooking the modern kitchen.

Key facts

• Open concept living
• Walk-in closet
• Spacious bathroom

Tags

• PRIMARY BEDROOM
• WALK-IN CLOSET
• SPACIOUS BATHROOM
• WASHER AND DRYER HOOKUP
• FLEX ROOM
• OPEN CONCEPT LIVING

🏗️ New construction. The $353,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,142.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $354k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (17.9% below list).
• Recommended offer: $291k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Apison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#106 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Apison Elementary School (math 65% / reading 61%, grade B, #47 of 952 statewide, top 5%, 652 students, 0% FRL); Sequoyah High School (math 5% / reading 15%, grade F, #273 of 332 statewide, top 84%, 226 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 240 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 34% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,555 (17.9% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $391,142
• List price: $353,990
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10773 Upland Drive Dr	0.05mi	4/2.5	1,991 (0%)	6mo	$380,140	$191	93
10786 Upland Drive Dr	0.07mi	4/2.5	1,991 (0%)	4mo	$375,000	$188	93
10765 Upland Drive Dr	0.06mi	4/2.5	1,991 (0%)	6mo	$391,305	$197	92
10746 Upland Dr	0.12mi	4/2.5	1,991 (0%)	8mo	$383,000	$192	87
10784 Prairie Lake Dr	0.02mi	3/2.0 (-1)	1,942 (-2%)	7mo	$380,000	$196	82
10712 Prairie Lake Dr	0.08mi	4/2.0	1,852 (-7%)	4mo	$347,500	$188	79
10778 Upland Drive Dr	0.07mi	4/2.0	1,852 (-7%)	6mo	$390,980	$211	78
10713 Prairie Lake Dr	0.06mi	3/2.5 (-1)	2,160 (+8%)	2mo	$358,350	$166	76
10705 Prairie Lake Dr	0.07mi	4/2.0	1,764 (-11%)	4mo	$349,900	$198	72
10696 Prairie Lake Dr	0.10mi	4/2.0	1,764 (-11%)	2mo	$325,000	$184	72
10849 Prairie Lake Dr	0.20mi	3/2.0 (-1)	1,937 (-3%)	8mo	$399,000	$206	72
10672 Prairie Lake Dr	0.15mi	4/2.0	1,764 (-11%)	1mo	$362,790	$206	71

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: -23.8%
• Equity multiple: 0.18×
• Total profit: $-89,306
• Equity at exit: $58,321

10-year hold

• IRR: -18.9%
• Equity multiple: -0.01×
• Total profit: $-111,025
• Equity at exit: $33,819

Cash invested: $109,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 22 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $378,990 ($198/sqft)
• Median days on market: 204 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -1.0% vs current asking $/sqft

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

ZIP-level market 37302

• Home prices YoY: -5.1%
• Active inventory: 240
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,906 medium
• Mortgage (P&I): −$2,051
• Tax est. 1.5%: −$489 /mo · $5,867/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-408

Break-even live

Break-even rent $3,422

Max offer price $332,146

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-273	+0% $-408	+5% $-543	+10% $-678
Rent	-10% $-637	-5% $-522	+0% $-408	+5% $-293	+10% $-178
Rate	-1.0pp $-211	-0.5pp $-308	base $-408	+0.5pp $-509	+1.0pp $-612

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: $97,786
• Closing costs: $11,734
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10815 Upland Dr Apison, TN	4.0	2.0	2250	$2,895	$1.29	15d	1	0.11mi
10815 Upland Dr Apison, TN	4.0	2.0	2250	$2,895	$1.29	8d	1	0.11mi
3729 Hawks Creek Dr Apison, TN	5.0	3.5	2618	$3,000	$1.15	154d	1	0.87mi
3753 Hawks Creek Dr Apison, TN	3.0	2.5	2164	$2,995	$1.38	154d	1	0.87mi

Property features AI

Finance

• Financial info: List price $353,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Belhaven)Address: Apison, TN 37302
• Exterior features: Living area approximately 1991 (listing shows living area)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Belhaven (new construction plan)Active listing

Listing history 50 events

1. 2026-11-08
   days on market $353,990 Active 204 DOM
2. 2026-11-07
   days on market $353,990 Active 203 DOM
3. 2026-11-06
   days on market $353,990 Active 202 DOM
4. 2026-11-05
   days on market $353,990 Active 201 DOM
5. 2026-11-04
   days on market $353,990 Active 200 DOM
6. 2026-11-02
   days on market $353,990 Active 198 DOM
7. 2026-11-01
   days on market $353,990 Active 197 DOM
8. 2026-10-31
   days on market $353,990 Active 196 DOM
9. 2026-10-30
   days on market $353,990 Active 195 DOM
10. 2026-10-29
    days on market $353,990 Active 194 DOM
11. 2026-10-28
    days on market $353,990 Active 193 DOM
12. 2026-10-27
    days on market $353,990 Active 192 DOM
13. 2026-10-26
    days on market $353,990 Active 191 DOM
14. 2026-10-25
    days on market $353,990 Active 190 DOM
15. 2026-10-24
    days on market $353,990 Active 189 DOM
16. 2026-10-23
    days on market $353,990 Active 188 DOM
17. 2026-10-22
    days on market $353,990 Active 187 DOM
18. 2026-10-21
    days on market $353,990 Active 186 DOM
19. 2026-10-20
    days on market $353,990 Active 185 DOM
20. 2026-10-19
    days on market $353,990 Active 184 DOM
21. 2026-10-18
    days on market $353,990 Active 183 DOM
22. 2026-10-17
    days on market $353,990 Active 182 DOM
23. 2026-10-16
    days on market $353,990 Active 181 DOM
24. 2026-10-15
    days on market $353,990 Active 180 DOM
25. 2026-10-14
    days on market $353,990 Active 179 DOM
26. 2026-10-13
    days on market $353,990 Active 178 DOM
27. 2026-10-12
    days on market $353,990 Active 177 DOM
28. 2026-10-11
    days on market $353,990 Active 176 DOM
29. 2026-10-10
    days on market $353,990 Active 175 DOM
30. 2026-10-09
    days on market $353,990 Active 174 DOM
31. 2026-10-08
    days on market $353,990 Active 173 DOM
32. 2026-10-07
    days on market $353,990 Active 172 DOM
33. 2026-10-06
    days on market $353,990 Active 171 DOM
34. 2026-10-05
    days on market $353,990 Active 170 DOM
35. 2026-10-04
    days on market $353,990 Active 169 DOM
36. 2026-10-04
    days on market $353,990 Active 168 DOM
37. 2026-10-02
    days on market $353,990 Active 167 DOM
38. 2026-10-01
    days on market $353,990 Active 166 DOM
39. 2026-09-30
    days on market $353,990 Active 165 DOM
40. 2026-09-29
    days on market $353,990 Active 164 DOM
41. 2026-09-28
    days on market $353,990 Active 163 DOM
42. 2026-09-27
    days on market $353,990 Active 162 DOM
43. 2026-09-26
    days on market $353,990 Active 161 DOM
44. 2026-09-25
    days on market $353,990 Active 160 DOM
45. 2026-09-24
    days on market $353,990 Active 159 DOM
46. 2026-09-23
    days on market $353,990 Active 158 DOM
47. 2026-09-22
    days on market $353,990 Active 157 DOM
48. 2026-09-21
    days on market $353,990 Active 156 DOM
49. 2026-09-20
    days on market $353,990 Active 155 DOM
50. 2026-09-18
    days on market $353,990 Active 153 DOM

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

Taxation est. · year 1

• Rental income: $34,867
• − Mortgage interest: −$21,910
• − Property taxes: −$5,867
• − Insurance: −$1,956
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$11,379
• Taxable loss: −$11,824
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-2,055/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 two-story home in Apison, TN is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and value. ↑
• Resale Kitchen backsplash — A backsplash can add a modern touch and increase the kitchen's value. ↑
• Resale Bathroom fixtures — Modern fixtures can enhance the bathrooms' appeal and value. ↑
• Rental Flooring in secondary areas — Hardwood flooring in common areas can increase rental value and appeal to tenants. ↑
• Both Lighting upgrades — Upgrading lighting can improve the home's ambiance and increase its value. ↑
• Both Smart home integration — Smart home features can increase the home's appeal and value, both for resale and rental. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Apison Elementary School B TN #47/952 Nat'l #5,998/41,679 Middle East Hamilton Middle School C- TN #24/333 Nat'l #4,042/14,009 High East Hamilton High School F TN #39/332 Nat'l #9,567/17,239

Schools (NCES district)

• District: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

C Composite livability gradescore 67/100

Livability — Apison

• Score: 67/100
• State rank: #106
• US rank: #10827

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: Apison, TN
• County: Hamilton · 393,784 people
• City population: 5,253
• Metro: Chattanooga, TN-GA
• Population (ZIP): 5,253
• Household income: $103,578
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 3% of renters

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Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 5% Asian 4% Hispanic / Latino 4% Black 3%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Korean 1%

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Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.96%
• Current HPI: 294.8398
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

Property features AI

Finance

• Financial info: List price $353,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Belhaven)Address: Apison, TN 37302
• Exterior features: Living area approximately 1991 (listing shows living area)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Belhaven (new construction plan)Active listing