593 Big Bend Ct #201 · White House, TN
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
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- Est. flood insurance / yr
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Fire risk No data
- Est. fire insurance / yr
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Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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
🖨 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
- Washer and dryer
- Open layout
- Walk in shower
Tags
Neighborhood map
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 12 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.
Questions for the listing agent
- 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?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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)
- $252,522
- List price
- $214,990
- Delta
- -14.86%
- 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
- IRR
- -26.1%
- Equity multiple
- 0.14×
- Total profit
- $-51,545
- Equity at exit
- $32,056
- 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
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
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$402
- Net cashflow
- $-177
Break-even live
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
- Club membership (one-time)
- —
- 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
| Address | Beds | Baths | Sqft | Rent | $/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
- Condominium common interestProfessional measurement for living area (1,102 sq ft)
- Financial info
- Tax annual amount approximately $1,800
- HOA & community
- HOA with monthly fee ($202)One-time association fee ($850)HOA covers structure and grounds maintenance, trashPets allowed
Exterior
- Parking
- Parking lot
- Security
- Carbon monoxide detectorFire alarmFire sprinkler systemSmoke detectors
- Utilities
- Public waterPublic sewerWater availableCable connected
- Home design
- Attached condominiumOne storyNew construction
- Construction
- Hardboard sidingSlab foundationNew construction
- Exterior features
- PatioEnd unitSidewalks (community amenity)
Interior
- Kitchen
- OvenElectric rangeDishwasherDisposalMicrowaveStainless steel appliancesKitchen islandPantry
- Bedrooms
- 3 bedrooms (sizes: 10x12, 10x9, 9x11)
- Flooring
- CarpetVinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Dual heating systemDual cooling systemSmart thermostat
- Interior features
- Open floorplanPantrySmart thermostatWalk-in closetsKitchen island
- Laundry & utility
- Washer hookupElectric dryer hookupWasher and dryer included (appliances listed)
HOA detail $202/mo · $2,424/yr condo
- Likely covers
- trashlandscapingexterior maint.
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 29 events
-
2026-07-24days on market $214,990 Active 12 DOM
-
2026-07-23days on market $214,990 Active 11 DOM
-
2026-07-22days on market $214,990 Active 10 DOM
-
2026-07-21days on market $214,990 Active 9 DOM
-
2026-07-20days on market $214,990 Active 8 DOM
-
2026-07-18days on market $214,990 Active 6 DOM
-
2026-07-18days on market $214,990 Active 5 DOM
-
2026-07-16days on market $214,990 Active 4 DOM
-
2026-07-15days on market $214,990 Active 3 DOM
-
2026-07-14days on market $214,990 Active 2 DOM
-
2026-07-13days on market $214,990 Active 1 DOM
-
2026-07-11days on market $214,990 Active 9 DOM
-
2026-07-10days on market $214,990 Active 8 DOM
-
2026-07-09days on market $214,990 Active 7 DOM
-
2026-07-07days on market $214,990 Active 5 DOM
-
2026-07-06days on market $214,990 Active 4 DOM
-
2026-07-05days on market $214,990 Active 3 DOM
-
2026-07-02days on market $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
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2026-06-27days on market $214,990 Active 15 DOM
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2026-06-27days on market $214,990 Active 14 DOM
-
2026-06-25days on market $214,990 Active 12 DOM
-
2026-06-22days on market $214,990 Active 10 DOM
-
2026-06-21days on market $214,990 Active 9 DOM
-
2026-06-18days on market $214,990 Active 6 DOM
-
2026-06-17days on market $214,990 Active 5 DOM
-
2026-06-16days on market $214,990 Active 4 DOM
-
2026-06-15days on market $214,990 Active 3 DOM
-
2026-06-13remarks 699-char remark
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2026-06-13$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
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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
- 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
This well-maintained townhouse in Highland Park offers a modern and functional living space with minimal repairs needed. It is move-in ready and would benefit from a fresh coat of paint on the exterior and window seals to further enhance its curb appeal and rental value.
Value-add opportunities
- Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
- Rental Replace the window seals — Sealed windows improve energy efficiency and reduce heating/cooling costs ↑
Zoned Schools
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
Livability — White House
- Score
- 71/100
- State rank
- #46
- US rank
- #6984
Category grades
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
- 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
- —
Market trends
- HPI YoY
- ▼ -86.31%
- Current HPI
- 273.1271
- Rent YoY
- ▼ -0.67%
- 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
+0.0% since first listed5 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
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…