421 Plum St · Clarksville, TN 37042

$225,000

3 bd · 2.0 ba · 2,571 sqft · SingleFamily public records · 30 Days on market

Built 1964 0.57 ac lot Est $342k · 34% under

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Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

Key facts

• Solid bones
• Fantastic lot
• 0.57 acre lot

Tags

• TWO HOMES ON ONE PARCEL
• FANTASTIC LOT
• SOLID BONES

Property features AI

Finance

• Other: Lot size approximately 0.57 acres; Living area approximately 2,571 square feet; Year built listed as approximate

Exterior

• Parking: No covered parking indicated; No parking total indicated
• Utilities: Electricity available; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Microwave; Wood flooring; Crawl space basement
• Laundry & utility: Electric utilities available

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$341,943) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.5% in Clarksville — 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 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Byrns Darden Elementary (math 14% / reading 21%, grade F, #704 of 952 statewide, top 74%, 536 students, 0% FRL); Kenwood High (math 5% / reading 29%, grade F, #225 of 332 statewide, top 69%, 1,291 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 897 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $60k; list at $225k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $341,943
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Rainbow St	0.42mi	4/2.5 (+1)	2,302 (-10%)	9mo	$300,000	$130	49
510 Peachers Mill Rd	0.43mi	4/3.0 (+1)	2,904 (+13%)	12mo	$385,000	$133	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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,896
• Equity at exit: $33,548

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $12,512
• Equity at exit: $19,454

Cash invested: $63,000 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 897
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $465

Break-even live

Break-even rent $1,754

Max offer price $225,000

Occupancy floor 75%

Sensitivity live

Price	-10% $593	-5% $529	+0% $465	+5% $402	+10% $338
Rent	-10% $280	-5% $373	+0% $465	+5% $558	+10% $650
Rate	-1.0pp $579	-0.5pp $523	base $465	+0.5pp $407	+1.0pp $348

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E St Unit 1367378P Clarksville, TN	4.0	2.0	1991	$3,944	$1.98	22d	1	0.31mi
500 Peachers Mill Rd Clarksville, TN	3.0	2.5	1835	$1,800	$0.98	22d	1	0.37mi
110 Rainbow St Clarksville, TN	3.0	1.5	1845	$1,750	$0.95	14d	1	0.41mi
809 Margret Dr Clarksville, TN	3.0	2.5	1902	$1,950	$1.03	22d	1	1.07mi

Listing history 29 events

1. 2026-06-21
   days on market $225,000 Active 30 DOM
2. 2026-06-18
   days on market $225,000 Active 27 DOM
3. 2026-06-17
   days on market $225,000 Active 26 DOM
4. 2026-06-16
   days on market $225,000 Active 25 DOM
5. 2026-06-15
   days on market $225,000 Active 24 DOM
6. 2026-06-14
   days on market $225,000 Active 22 DOM
7. 2026-06-13
   days on market $225,000 Active 21 DOM
8. 2026-06-10
   days on market $225,000 Active 19 DOM
9. 2026-06-09
   days on market $225,000 Active 18 DOM
10. 2026-06-08
    days on market $225,000 Active 17 DOM
11. 2026-06-07
    days on market $225,000 Active 16 DOM
12. 2026-06-05
    days on market $225,000 Active 13 DOM
13. 2026-06-03
    days on market $225,000 Active 12 DOM
14. 2026-06-02
    days on market $225,000 Active 11 DOM
15. 2026-06-01
    days on market $225,000 Active 10 DOM
16. 2026-05-31
    days on market $225,000 Active 9 DOM
17. 2026-05-30
    days on market $225,000 Active 8 DOM
18. 2026-05-22
    listed $225,000 Active
19. 2023-03-24
    soldstatus $60,000 Closed 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

20. 2023-03-17
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

21. 2023-02-16
    price $72,500 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

22. 2023-02-16
    status Active 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

23. 2023-01-12
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

24. 2023-01-09
    price $75,000 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

25. 2023-01-02
    price $97,500 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

26. 2022-12-09
    listed $100,000 Active 137-char remark

    Show marketing remark (137 chars)

    Ready to make an investment move in 2023? Check this home out! Call Agent for more information. Tenant occupied, please do not disturb.

27. 2019-12-05
    soldstatus $100,000
28. 2008-07-18
    soldstatus $76,500
29. 2004-01-28
    soldstatus $26,000

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$258/yr (+$21/mo · 19.2%)

ⓘ 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 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,113
• − Mortgage interest: −$12,603
• − Property taxes: −$1,340
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$6,545
• Taxable income: $2,001
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $5,105/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: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• Metro: Clarksville, TN-KY
• 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

+765.4% since first listed

12 events — show timeline

• 2026-05-22 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2023-03-24 Sold (MLS) $60,000 REALTRACS as Distributed by MLS Grid
• 2023-03-17 Pending — REALTRACS as Distributed by MLS Grid
• 2023-02-16 Price Changed $72,500 REALTRACS as Distributed by MLS Grid
• 2023-02-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-01-12 Pending — REALTRACS as Distributed by MLS Grid
• 2023-01-09 Price Changed $75,000 REALTRACS as Distributed by MLS Grid
• 2023-01-02 Price Changed $97,500 REALTRACS as Distributed by MLS Grid
• 2022-12-09 Listed $100,000 REALTRACS as Distributed by MLS Grid
• 2019-12-05 Sold (Public Records) $100,000 Public Records
• 2008-07-18 Sold (Public Records) $76,500 Public Records
• 2004-01-28 Sold (Public Records) $26,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,340 · -29.5% YoY. Source: county tax records.