179 Lynnwood Cir · Clarksville, TN 37040

$58,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 54 Days on market

Built 2026

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Time to relax in your new home!! This is a great 3 bedroom, 2 bath home with AMAZING storage areas and open floor plan! The kitchen has all appliances included as well as the washer and dryer. The kitchen also has a large walk-in pantry and a separate laundry area. All bedrooms are large enough to fit a queen sized bed and have walk-in closets. The Primary bath has a walk-in shower and a linen closet. You will completely enjoy your new home! Come in or schedule your tour today Don't miss out on this great opportunity to make this home yours!

Key facts

• Open floor plan
• Walk-in closets
• Walk-in pantry

Tags

• OPEN FLOOR PLAN
• WALK-IN PANTRY
• SEPARATE LAUNDRY AREA
• WALK-IN CLOSETS

Property features AI

Finance

• Financial info: List price $58,900; Spec inventory (new construction)

Exterior

• Home design: Single-section home, 3 bed 2 bath plan

Interior

• Kitchen: Includes dishwasher, garbage disposal, and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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.
• Market conditions: Rents rising (+1.3%/yr); 604 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $407 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

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 $57,133 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.57% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.50%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.32% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 3.32×
• Total profit: $38,292
• Equity at exit: $8,782

10-year hold

• IRR: 58.6%
• Equity multiple: 6.35×
• Total profit: $88,253
• Equity at exit: $5,093

Cash invested: $16,492 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $790

Break-even live

Break-even rent $515

Max offer price $58,900

Occupancy floor 43%

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Lynnwood Cir Unit 103 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	21d	1	0.02mi
278 Kettering Ct Unit 189 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	13d	1	0.07mi
118 Alexander Blvd Clarksville, TN	2.0	2.5	1252	$2,275	$1.82	21d	1	0.11mi
106 Alexander Blvd Unit 1 Clarksville, TN	2.0	2.5	1215	$1,150	$0.95	21d	1	0.13mi
172 Alexander Blvd Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.13mi
311 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,200	$0.99	21d	1	0.14mi
43 Ellington Ter Clarksville, TN	2.0	2.5	1216	$1,295	$1.06	21d	1	0.18mi
337 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.18mi
332 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,350	$1.11	21d	1	0.19mi
341 Sam Houston Cir Clarksville, TN	2.0	2.5	1216	$1,265	$1.04	21d	1	0.19mi
955 Professional Park Dr Unit 102 Clarksville, TN	2.0	2.5	1200	$1,400	$1.17	21d	1	0.23mi
64 Lynnwood Cir Unit 28 Clarksville, TN	3.0	2.0	1456	$1,519	$1.04	21d	1	0.23mi
94 Lynnwood Cir Unit 43 Clarksville, TN	4.0	2.0	1568	$1,439	$0.92	21d	1	0.34mi
841 Professional Park Dr Clarksville, TN	3.0	2.5	1330	$1,595	$1.20	21d	1	0.40mi
645 Stowe Ct Unit L Clarksville, TN	2.0	2.5	1216	$1,395	$1.15	13d	1	0.44mi
820 Professional Park Dr Apt 3-A Clarksville, TN	2.0	1.5	1100	$1,140	$1.04	21d	1	0.45mi
850 Professional Park Dr Unit A201 Clarksville, TN	2.0	2.0	1176	$1,485	$1.26	13d	1	0.48mi
638 Stowe Ct Unit CC Clarksville, TN	2.0	2.5	1225	$1,375	$1.12	13d	1	0.50mi
950 Big Sky Dr Clarksville, TN	1.0–2.0	1.0–2.0	871	$1,310	$1.50	13d	21	0.60mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,800	$1.06	13d	1	0.63mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,850	$1.09	21d	1	0.63mi
851 Ted A Crozier Sr Blvd Clarksville, TN	1.0–3.0	1.0–2.0	937	$1,625	$1.73	13d	18	0.64mi
2228 Killington Dr Clarksville, TN	4.0	2.0	1729	$1,900	$1.10	21d	1	0.67mi
537 Bellamy Ln Clarksville, TN	3.0	2.5	1401	$1,800	$1.28	21d	1	0.81mi
475 Bellamy Ln Unit 3001 Clarksville, TN	2.0	2.0	1150	$2,000	$1.74	21d	1	1.17mi
1115 Thornberry Dr Clarksville, TN	3.0	2.0	1716	$1,995	$1.16	13d	1	1.24mi
445 Warfield Blvd Clarksville, TN	1.0–2.0	1.0–2.0	1051	$1,450	$1.38	13d	1	1.35mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	21d	1	1.45mi
2157 Watertown Pl Clarksville, TN	3.0	2.0	1275	$1,550	$1.22	13d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $58,900 Active 54 DOM
2. 2026-06-17
   days on market $58,900 Active 53 DOM
3. 2026-06-16
   days on market $58,900 Active 52 DOM
4. 2026-06-15
   days on market $58,900 Active 51 DOM
5. 2026-06-14
   days on market $58,900 Active 49 DOM
6. 2026-06-13
   days on market $58,900 Active 48 DOM
7. 2026-06-09
   days on market $58,900 Active 45 DOM
8. 2026-06-08
   days on market $58,900 Active 44 DOM
9. 2026-06-07
   days on market $58,900 Active 43 DOM
10. 2026-06-05
    remarks 547-char remark
11. 2026-06-05
    days on market $58,900 Active 40 DOM
12. 2026-06-03
    days on market $58,900 Active 39 DOM
13. 2026-06-02
    days on market $58,900 Active 38 DOM
14. 2026-05-31
    days on market $58,900 Active 36 DOM
15. 2026-05-30
    days on market $58,900 Active 35 DOM

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

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 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,187
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$1,713
• Taxable income: $9,087
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $7,303/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): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

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 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• 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