315 Hickory Grove Blvd · Clarksville, TN 37040

$110,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 224 Days on market

Built 1945 0.53 ac lot Est $204k · 46% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• 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

Great opportunity for investors or buyers looking to add their personal touch! This 2-bedroom, 1-bath home offers solid potential. The property needs some TLC, but with the right updates, it can truly shine. Being sold as is—bring your vision and make this home your own! All information deemed reliable but not guaranteed. Buyer and buyer’s agent to verify all information, including square footage, schools, and lot size.

Key facts

• 0.53 acre lot
• Built 1945
• Listed 224 days

Property features AI

Finance

• Other: Living area reported at 960 (assessor source)
• Financial info: Annual taxes listed (not included per instructions)

Exterior

• Parking: No covered parking indicated; No parking total indicated
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Existing year built (assessor source)
• Construction: Other construction materials; Other foundation details
• Exterior features: Lot approximately 0.53 acres; Water available

Interior

• Kitchen: Kitchen present (approx. 11 x 10); no appliances listed
• Bedrooms: 2 bedrooms (both on the main level); Bedroom sizes approximately 12 x 9 and 9 x 10
• Flooring: Other flooring type
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfinished basement; No built-in kitchen appliances listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Norman Smith Elementary (math 14% / reading 23%, grade F, #691 of 952 statewide, top 73%, 566 students, 0% FRL); Montgomery Central High (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,056 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); 604 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 224 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $203,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Dortch St	0.39mi	3/1.0 (+1)	936 (-2%)	6mo	$139,000	$149	67
934 Charlotte St	0.33mi	2/1.0	1,042 (+8%)	5mo	$195,000	$187	66
1014 Buck Dr	0.24mi	3/1.0 (+1)	1,050 (+9%)	5mo	$222,500	$212	64
758 Woodmont Blvd	0.51mi	2/1.0	925 (-4%)	7mo	$205,000	$222	64
620 Elder St	0.67mi	2/1.0	927 (-3%)	2mo	$112,000	$121	62
683 Shelton Ct	0.59mi	3/1.0 (+1)	1,000 (+4%)	3mo	$75,000	$75	58
803 Cumberland Dr	0.59mi	2/1.0	1,026 (+7%)	6mo	$225,000	$219	56
205 High St	0.50mi	3/1.0 (+1)	1,025 (+7%)	6mo	$220,000	$215	55
138 Cross Ln	0.73mi	2/1.0	1,000 (+4%)	6mo	$194,000	$194	54
731 Woodmont Blvd	0.43mi	2/1.0	837 (-13%)	7mo	$188,500	$225	53
775 Greenwood Ave	0.71mi	2/2.0	1,034 (+8%)	0mo	$227,000	$220	50
300 High St	0.44mi	3/1.0 (+1)	1,100 (+15%)	2mo	$230,000	$209	48

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 · 1.32% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-9,544
• Equity at exit: $16,401

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-2,605
• Equity at exit: $9,511

Cash invested: $30,800 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $159

Break-even live

Break-even rent $904

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $221	-5% $190	+0% $159	+5% $128	+10% $97
Rent	-10% $72	-5% $115	+0% $159	+5% $203	+10% $246
Rate	-1.0pp $214	-0.5pp $187	base $159	+0.5pp $131	+1.0pp $102

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Current St Unit A Clarksville, TN	2.0	1.0	900	$850	$0.94	21d	1	0.23mi
72 Current St Unit 74A Clarksville, TN	2.0	1.0	800	$850	$1.06	21d	1	0.24mi
939 S Riverside Dr Clarksville, TN	2.0	1.0	649	$1,170	$1.80	14d	8	0.34mi
947 Charlotte St Clarksville, TN	2.0	1.0	800	$850	$1.06	21d	1	0.35mi
919 Martin St Unit B6 Clarksville, TN	2.0	2.5	1100	$1,295	$1.18	21d	1	0.55mi
823 Cumberland Dr Unit B Clarksville, TN	1.0	1.0	606	$750	$1.24	21d	1	0.56mi
1101 Riverwood Pl Clarksville, TN	2.0	2.5	1100	$1,195	$1.09	14d	1	0.59mi
1010 Ridgecrest Dr Clarksville, TN	2.0	1.0	775	$1,150	$1.48	14d	1	0.67mi
1104 Plymouth Rd Apt A Clarksville, TN	2.0	1.5	1100	$1,250	$1.14	14d	2	0.68mi
1121 Riverwood Pl Clarksville, TN	1.0–3.0	1.0–2.5	938	$1,142	$1.22	21d	1	0.70mi
857 Greenwood Ave Unit A Clarksville, TN	2.0	1.0	861	$995	$1.16	21d	1	0.71mi
1115 Hillwood Dr Unit E3 Clarksville, TN	2.0	2.5	1100	$1,250	$1.14	21d	1	0.74mi
416 S 2nd St Unit 3 Clarksville, TN	1.0	1.0	750	$795	$1.06	14d	1	0.76mi
625 Greenwood Ave Clarksville, TN	2.0	1.0	800	$1,000	$1.25	21d	1	0.85mi
1115 Hillwood Dr Unit I6 Clarksville, TN	2.0	2.5	1100	$1,180	$1.07	21d	1	0.85mi
947 Wall St Clarksville, TN	2.0	2.5	1032	$1,299	$1.26	14d	1	0.86mi
767 Monroe St Unit A Clarksville, TN	3.0	1.5	1066	$1,275	$1.20	21d	1	0.88mi
701 Gracey Ave Clarksville, TN	2.0	2.0	999	$990	$0.99	21d	1	0.90mi
955 Richardson St Clarksville, TN	1.0	1.0	600	$850	$1.42	21d	1	0.91mi
518 Madison St Clarksville, TN	1.0–2.0	1.0–2.0	719	$1,995	$2.77	14d	9	0.96mi
612 Madison St Unit 12 Clarksville, TN	1.0	1.0	600	$895	$1.49	21d	1	1.00mi
335 Greenwood Ave Clarksville, TN	2.0	2.5	1117	$1,245	$1.11	21d	1	1.02mi
1251 Daniel St Clarksville, TN	2.0	1.0	912	$1,125	$1.23	21d	1	1.04mi
610 Commerce St Unit 19 Clarksville, TN	2.0	1.5	1050	$1,100	$1.05	21d	1	1.09mi
101 University Ave Clarksville, TN	1.0–4.0	1.0–4.0	850	$828	$0.97	14d	10	1.11mi
330 Main St Clarksville, TN	3.0	2.0	976	$1,895	$1.94	21d	1	1.12mi
305 Main St Unit 1 Clarksville, TN	1.0	1.0	1072	$1,600	$1.49	21d	1	1.13mi
305 Main St Clarksville, TN	1.0	1.0	774	$1,348	$1.74	21d	3	1.13mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	750	$795	$1.06	21d	1	1.18mi
526 Main St Unit 9 Clarksville, TN	2.0	1.0	900	$795	$0.88	14d	1	1.18mi
528 Main St #8 Clarksville, TN	2.0	1.0	750	$795	$1.06	21d	1	1.19mi
608 Main St Clarksville, TN	1.0–3.0	1.0–3.0	1051	$1,015	$0.97	14d	7	1.21mi
311 Hawkins Rd Clarksville, TN	1.0–3.0	1.0–1.5	788	$1,072	$1.36	14d	10	1.24mi
1221 Madison St Unit 2 Clarksville, TN	2.0	1.0	750	$795	$1.06	14d	1	1.27mi
712 Main St Clarksville, TN	1.0	1.0	551	$1,045	$1.89	14d	3	1.27mi
1221 Madison St Unit 6 Clarksville, TN	2.0	1.0	750	$795	$1.06	21d	1	1.29mi
545 12th St Clarksville, TN	2.0	1.0	900	$962	$1.07	21d	4	1.32mi
540 N 2nd St #302 Clarksville, TN	2.0	1.0	850	$900	$1.06	21d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 224 DOM
2. 2026-06-17
   days on market $110,000 Active 223 DOM
3. 2026-06-16
   days on market $110,000 Active 222 DOM
4. 2026-06-15
   days on market $110,000 Active 221 DOM
5. 2026-06-14
   days on market $110,000 Active 219 DOM
6. 2026-06-13
   days on market $110,000 Active 218 DOM
7. 2026-06-10
   days on market $110,000 Active 216 DOM
8. 2026-06-09
   days on market $110,000 Active 215 DOM
9. 2026-06-08
   days on market $110,000 Active 214 DOM
10. 2026-06-07
    days on market $110,000 Active 213 DOM
11. 2026-06-05
    days on market $110,000 Active 210 DOM
12. 2026-06-03
    days on market $110,000 Active 209 DOM
13. 2026-06-02
    days on market $110,000 Active 208 DOM
14. 2026-05-31
    days on market $110,000 Active 206 DOM
15. 2026-05-30
    days on market $110,000 Active 205 DOM
16. 2026-01-09
    price $110,000
17. 2025-12-21
    status Active
18. 2025-12-19
    status Pending
19. 2025-11-04
    listed $125,000 Active
20. 2009-05-13
    soldstatus $65,000

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,266
• − Mortgage interest: −$6,162
• − Property taxes: −$1,099
• − Insurance: −$550
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,200
• Taxable income: $132
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,877/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

Price history

+69.2% since first listed

5 events — show timeline

• 2026-01-09 Price Changed $110,000 REALTRACS as Distributed by MLS Grid
• 2025-12-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-19 Pending — REALTRACS as Distributed by MLS Grid
• 2025-11-04 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2009-05-13 Sold (Public Records) $65,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,099 · +1.4% YoY. Source: county tax records.