1307 Rolling Meadow Ct · Mount Juliet, TN 37122

$285,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1984 0.29 ac lot Est $348k · 18% under

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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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$100 down program available to owner occupants! HUD #483-417753. FHA Insured w/Escrow ($770 for repairs). See HUDHomestore.com for eligible bidders & bidding deadlines. CLICK photo for more pics, virtual tour, etc. Sold as is. Buyer to verify ALL info!

Key facts

• Close to schools
• Close to dining
• Prime location

Tags

• PRIME LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS
• CLOSE TO INTERSTATE ACCESS

Property features AI

Finance

• Other: Lot dimensions approximately 71 x 162 (irregular); Above-grade living area reported as 1,144 square feet

Exterior

• Parking: Driveway; Concrete parking area
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Shingle roof; Crawl space foundation; Built (existing)
• Exterior features: Porch (covered); Deck; Above-ground private pool; Chain link fencing; Cul-de-sac lot; Level lot

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on the main level); Bedroom dimensions: 14x10, 10x9, 10x9
• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric, heat pump); Central air (electric)
• Interior features: Fireplace in the living room; Accessible approach with ramp; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $58 ($702/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (22.1% below list).
• Recommended offer: $222k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Mount Juliet — 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 (#48 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rutland Elementary (math 58% / reading 51%, grade C, #92 of 952 statewide, top 10%, 1,361 students, 0% FRL); West Wilson Middle School (math 46% / reading 33%, grade F, #45 of 333 statewide, top 14%, 1,250 students, 0% FRL); Wilson Central High School (math 14% / reading 53%, grade F, #52 of 332 statewide, top 16%, 1,582 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 973 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $112k; list at $285k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,991 (22.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $347,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Sunset Dr	0.15mi	3/2.0	1,144 (0%)	1mo	$377,000	$330	92
600 Belinda Pkwy	0.10mi	3/1.5	1,145 (+0%)	3mo	$339,900	$297	90
403 Sunny Acre Ct	0.04mi	3/1.0	1,050 (-8%)	2mo	$329,000	$313	79
1512 Stone Hill Rd	0.16mi	3/2.0	1,175 (+3%)	15mo	$349,900	$298	76
340 Sunrise Cir	0.49mi	3/2.0	1,132 (-1%)	8mo	$364,900	$322	68
623 Meadowview Ct	0.18mi	3/1.0	1,058 (-8%)	9mo	$320,000	$302	67
303 Sunrise Cir	0.37mi	3/1.0	1,050 (-8%)	1mo	$314,900	$300	64
306 Sunny Acre Dr	0.32mi	3/1.0	1,050 (-8%)	12mo	$305,000	$290	58
606 Meadowview Dr	0.26mi	3/1.0	1,033 (-10%)	13mo	$297,780	$288	57
127 Old Towne Dr	0.64mi	2/2.0 (-1)	1,237 (+8%)	2mo	$415,000	$335	50
139 Old Towne Dr	0.62mi	2/2.0 (-1)	1,237 (+8%)	9mo	$405,000	$327	45
305 Sunrise Cir	0.38mi	3/1.0	1,002 (-12%)	15mo	$305,000	$304	45

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-40,972
• Equity at exit: $42,494

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-24,686
• Equity at exit: $24,642

Cash invested: $79,800 (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 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 973
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $58

Break-even live

Break-even rent $2,146

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $220	-5% $139	+0% $58	+5% $-22	+10% $-103
Rent	-10% $-117	-5% $-29	+0% $58	+5% $146	+10% $234
Rate	-1.0pp $202	-0.5pp $131	base $58	+0.5pp $-15	+1.0pp $-90

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Meadowbrook Ct Mount Juliet, TN	3.0	1.0	1046	$1,750	$1.67	5d	1	0.07mi
1530 Stone Hill Rd Mount Juliet, TN	3.0	2.0	1400	$3,000	$2.14	5d	1	0.29mi
102 Oak Ct Mount Juliet, TN	3.0	1.5	1475	$2,310	$1.57	3d	1	0.34mi
230 Sunny Acre Dr Mount Juliet, TN	3.0	2.0	1289	$1,960	$1.52	45d	1	0.39mi
120 Shadow Creek Cv Mount Juliet, TN	2.0	2.5	1216	$1,700	$1.40	16d	1	0.79mi

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   listed $285,000 Active
3. 2014-11-05
   soldstatus $112,100 Closed 256-char remark

   Show marketing remark (256 chars)

   $100 down program available to owner occupants! HUD #483-417753. FHA Insured w/Escrow ($770 for repairs). See HUDHomestore.com for eligible bidders & bidding deadlines. CLICK photo for more pics, virtual tour, etc. Sold as is. Buyer to verify ALL info!

4. 2014-11-05
   soldstatus $112,100 256-char remark

   Show marketing remark (256 chars)

   $100 down program available to owner occupants! HUD #483-417753. FHA Insured w/Escrow ($770 for repairs). See HUDHomestore.com for eligible bidders & bidding deadlines. CLICK photo for more pics, virtual tour, etc. Sold as is. Buyer to verify ALL info!

5. 2014-09-02
   historical 256-char remark

   Show marketing remark (256 chars)

   $100 down program available to owner occupants! HUD #483-417753. FHA Insured w/Escrow ($770 for repairs). See HUDHomestore.com for eligible bidders & bidding deadlines. CLICK photo for more pics, virtual tour, etc. Sold as is. Buyer to verify ALL info!

6. 2014-08-20
   listed $112,100 256-char remark

   Show marketing remark (256 chars)

   $100 down program available to owner occupants! HUD #483-417753. FHA Insured w/Escrow ($770 for repairs). See HUDHomestore.com for eligible bidders & bidding deadlines. CLICK photo for more pics, virtual tour, etc. Sold as is. Buyer to verify ALL info!

7. 2009-05-01
   soldstatus $130,900
8. 2003-01-06
   soldstatus $110,000
9. 1998-08-10
   soldstatus $94,000

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,041/yr (+$87/mo · 105.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,639
• − Mortgage interest: −$15,964
• − Property taxes: −$983
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$8,291
• Taxable loss: −$4,287
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $1,731/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: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

Livability — Mount Juliet

• Score: 71/100
• State rank: #48
• US rank: #7154

Category grades

Amenities F Commute F Cost of living C+ 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: Mount Juliet, TN
• County: Wilson County · 144,921 people
• City population: 68,492
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 68,492
• Household income: $112,967
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 602.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.85%
• Current HPI: 306.1814
• Rent YoY: ▲ 3.72%
• 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

+203.2% since first listed

9 events — show timeline

• 2026-05-14 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-13 Listed $285,000 REALTRACS as Distributed by MLS Grid
• 2014-11-05 Sold (MLS) $112,100 REALTRACS as Distributed by MLS Grid
• 2014-11-05 Sold (MLS) $112,100 REALTRACS as Distributed by MLS Grid
• 2014-09-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-08-20 Listed $112,100 REALTRACS as Distributed by MLS Grid
• 2009-05-01 Sold (Public Records) $130,900 Public Records
• 2003-01-06 Sold (Public Records) $110,000 Public Records
• 1998-08-10 Sold (Public Records) $94,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $983 · +9.0% YoY. Source: county tax records.