216 Brookhollow Dr · Ashland City, TN 37015

$115,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 34 Days on market

Built 1973 0.33 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready home is perfect to live in or add to your rental portfolio. Enjoy relaxing on the covered front porch and appreciate the low-maintenance red metal roof and white siding installed over vinyl for extra insulation. Home comes with gas range, microwave and refrigerator. 08x08 storage building remains.

Key facts

• 0.33 acre lot
• Built 1973
• Listed 33 days

Property features AI

Finance

• Financial info: $377 annual tax (as reported)

Exterior

• Parking: No covered parking listed; No parking total listed
• Utilities: Public water; Public sewer; Water available
• Home design: Residential mobile home; One level
• Construction: Vinyl siding
• Exterior features: Lot roughly 0.33 acres (approx. dimensions 75 x 200)

Interior

• Kitchen: Gas oven and gas range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating with propane; Wall/window cooling unit(s)
• Interior features: Crawl space basement
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.4% in Ashland City — 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 65/100 on livability (#138 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ashland City Elementary (math 27% / reading 27%, grade F, #496 of 952 statewide, top 55%, 443 students, 0% FRL); Cheatham Co Central (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 581 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 (+2.1%/yr); 167 active listings in the ZIP; solid renter incomes; 271 units permitted in Cheatham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $8k; list at $115k implies a 1433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.20% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,652
• Equity at exit: $17,147

10-year hold

• IRR: 10.1%
• Equity multiple: 1.75×
• Total profit: $24,266
• Equity at exit: $9,943

Cash invested: $32,200 (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 37015

• Home prices YoY: -21.7%
• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $337

Break-even live

Break-even rent $948

Max offer price $115,000

Occupancy floor 70%

Sensitivity live

Price	-10% $402	-5% $370	+0% $337	+5% $305	+10% $272
Rent	-10% $229	-5% $283	+0% $337	+5% $392	+10% $446
Rate	-1.0pp $395	-0.5pp $367	base $337	+0.5pp $308	+1.0pp $277

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 34 DOM
2. 2026-06-17
   days on market $115,000 Active 33 DOM
3. 2026-06-16
   days on market $115,000 Active 32 DOM
4. 2026-06-15
   days on market $115,000 Active 31 DOM
5. 2026-06-13
   days on market $115,000 Active 29 DOM
6. 2026-06-09
   days on market $115,000 Active 25 DOM
7. 2026-06-08
   days on market $115,000 Active 24 DOM
8. 2026-06-07
   days on market $115,000 Active 23 DOM
9. 2026-06-03
   days on market $115,000 Active 19 DOM
10. 2026-06-02
    days on market $115,000 Active 18 DOM
11. 2026-06-01
    days on market $115,000 Active 17 DOM
12. 2026-05-31
    days on market $115,000 Active 16 DOM
13. 2026-05-16
    listed $115,000 Active 589-char remark
14. 2026-05-14
    historical $115,000 589-char remark
15. 2026-05-10
    historical 318-char remark

    Show marketing remark (318 chars)

    This move-in ready home is perfect to live in or add to your rental portfolio. Enjoy relaxing on the covered front porch and appreciate the low-maintenance red metal roof and white siding installed over vinyl for extra insulation. Home comes with gas range, microwave and refrigerator. 08x08 storage building remains.

16. 2026-04-08
    price $115,000 318-char remark

    Show marketing remark (318 chars)

    This move-in ready home is perfect to live in or add to your rental portfolio. Enjoy relaxing on the covered front porch and appreciate the low-maintenance red metal roof and white siding installed over vinyl for extra insulation. Home comes with gas range, microwave and refrigerator. 08x08 storage building remains.

17. 2026-02-09
    listed $129,900 Active 318-char remark

    Show marketing remark (318 chars)

    This move-in ready home is perfect to live in or add to your rental portfolio. Enjoy relaxing on the covered front porch and appreciate the low-maintenance red metal roof and white siding installed over vinyl for extra insulation. Home comes with gas range, microwave and refrigerator. 08x08 storage building remains.

18. 2004-03-30
    soldstatus $7,500

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$440/yr (+$37/mo · 116.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,500
• − Mortgage interest: −$6,442
• − Property taxes: −$377
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,345
• Taxable income: $2,323
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,491/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Ashland City

• Score: 65/100
• State rank: #138
• US rank: #12483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland City, TN
• County: Cheatham County · 18,988 people
• City population: 18,988
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,988
• Household income: $79,092
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 396.0

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 313.8358
• Rent YoY: ▲ 2.13%
• 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

+1433.3% since first listed

6 events — show timeline

• 2026-05-16 Listed $115,000 REALTRACS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $115,000 REALTRACS as Distributed by MLS Grid
• 2026-05-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-08 Price Changed $115,000 REALTRACS as Distributed by MLS Grid
• 2026-02-09 Listed $129,900 REALTRACS as Distributed by MLS Grid
• 2004-03-30 Sold (Public Records) $7,500 Public Records

Property tax history

+14.9%/yr

Latest (2025): $377 · +13.2% YoY. Source: county tax records.