505 Galvin Dr · Clarksville, TN 37042

$179,900

3 bd · 1.0 ba · 1,821 sqft · SingleFamily public records · 4 Days on market

Built 1964 0.33 ac lot Est $288k · 37% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• 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

Investment opportunity or perfect starter home in Clarksville! This 3-bed, 1-bath property features a functional layout with a partially finished basement ready for your touch. Outside, enjoy a fully fenced backyard and a huge 2-car carport. The carport provides convenient drive-thru access to the rear yard, making it easy to add a workshop. Looking for rental income? The carport structure can also be easily enclosed to create an ADU. House just needs minor updates. Property has a partially finished basement, and there are four rooms in the basement two with A/C and Heat. (Extra square footage, or could be converted to ADU) and two rooms without, but can easily be added. Has two separate en

Key facts

• Huge 2-car carport
• Drive-thru access
• 0.33 acre lot

Tags

• PARTIALLY FINISHED BASEMENT
• FULLY FENCED BACKYARD
• HUGE 2-CAR CARPORT
• DRIVE-THRU ACCESS
• EASILY ENCLOSED CARPORT
• TWO SEPARATE ENTRANCES

Property features AI

Exterior

• Parking: Attached parking; Concrete driveway; 2 covered spaces; 2 carport spaces; 8 open parking spaces (10 total)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Existing (previously built)
• Construction: Brick and vinyl siding exterior; Shingle roof; Full basement
• Exterior features: Back yard fencing; Sloped lot

Interior

• Kitchen: Built-in electric oven; Cooktop; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 12x12, 12x10, and 10x10
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 1 full bathroom; Master bathroom present
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Thermostat (energy efficiency feature)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.2% 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: Liberty Elementary (math 29% / reading 29%, grade F, #461 of 952 statewide, top 49%, 804 students, 0% FRL); New Providence Middle (math 15% / reading 20%, grade F, #215 of 333 statewide, top 65%, 1,058 students, 0% FRL); Northwest High (math 6% / reading 34%, grade F, #178 of 332 statewide, top 55%, 1,456 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); 895 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $180k implies a 125% 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 $179,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $287,718
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2037 Lintwood Dr	0.30mi	3/1.0	1,721 (-6%)	6mo	$162,000	$94	71
2079 Skyview Cir	0.21mi	3/2.5	1,951 (+7%)	2mo	$305,000	$156	71
577 Skyview Cir	0.27mi	3/2.0	2,057 (+13%)	2mo	$325,000	$158	60
2065 Lintwood Dr	0.20mi	2/1.5 (-1)	1,580 (-13%)	6mo	$209,900	$133	56
547 Woodtrace Dr	0.71mi	3/2.0	1,875 (+3%)	8mo	$302,500	$161	51
473 Woodtrace Dr	0.74mi	3/2.5	1,740 (-4%)	2mo	$295,000	$170	50
503 Ginkgo Dr	0.53mi	3/2.0	2,004 (+10%)	11mo	$262,500	$131	45
508 Woodtrace Dr	0.65mi	3/2.5	1,960 (+8%)	8mo	$341,500	$174	45
5009 Collinwood Dr	0.72mi	3/1.5	1,950 (+7%)	10mo	$299,900	$154	45
535 Woodtrace Dr	0.67mi	3/2.5	1,730 (-5%)	13mo	$311,000	$180	44
638 Linda Ln	0.66mi	3/1.0	1,597 (-12%)	8mo	$238,500	$149	42
540 Woodtrace Dr	0.67mi	3/2.0	1,629 (-10%)	13mo	$300,000	$184	36

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-13,792
• Equity at exit: $26,824

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-616
• Equity at exit: $15,554

Cash invested: $50,372 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 895
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$943
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $290

Break-even live

Break-even rent $1,441

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $392	-5% $341	+0% $290	+5% $239	+10% $188
Rent	-10% $147	-5% $219	+0% $290	+5% $362	+10% $433
Rate	-1.0pp $381	-0.5pp $336	base $290	+0.5pp $244	+1.0pp $196

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Woodtrace Dr Clarksville, TN	3.0	2.0	1759	$1,979	$1.13	22d	1	0.76mi
361 Dupuis Dr Clarksville, TN	3.0	2.0	1250	$1,275	$1.02	22d	1	0.77mi
104 Woodtrace Ct Clarksville, TN	4.0	2.5	2152	$2,349	$1.09	22d	1	0.84mi
116 Woodtrace Ct Clarksville, TN	3.0	2.5	2162	$1,891	$0.87	22d	1	0.85mi
534 Somerset Ln Clarksville, TN	3.0	2.0	1500	$1,770	$1.18	22d	1	0.89mi
629 Wolfchase Dr Clarksville, TN	3.0	2.5	1446	$1,689	$1.17	15d	1	0.99mi
505 Sourwood Dr Clarksville, TN	4.0	2.5	1700	$2,299	$1.35	22d	1	1.23mi
397 Elaine Dr Clarksville, TN	4.0	2.0	1700	$1,395	$0.82	15d	1	1.30mi
603 Chestnut Ridge Dr Clarksville, TN	3.0	2.0	1350	$1,450	$1.07	22d	1	1.33mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   listed $179,900 Active
3. 2004-07-08
   soldstatus $79,900

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 3/10 Moderate
• 🌡 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: $21,703
• − Mortgage interest: −$10,077
• − Property taxes: −$1,441
• − Insurance: −$900
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,233
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $3,345/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): 87,652
• Household income: $70,393
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 2093.0

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 0.68)
• Race & ethnicity: White 48% Black 26% Hispanic / Latino 15% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 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: ▼ -58.81%
• Current HPI: 264.4911
• Rent YoY: ▲ 1.27%
• 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

+125.2% since first listed

3 events — show timeline

• 2026-05-18 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-13 Listed $179,900 REALTRACS as Distributed by MLS Grid
• 2004-07-08 Sold (Public Records) $79,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,441 · +1.3% YoY. Source: county tax records.