657 Big Bend Ct #201 · White House, TN 37188

$215,030

3 bd · 2.0 ba · 1,102 sqft · Townhouse · 53 Days on market

Built 2026 Excellent condition $195/sqft · 15% below area Est $253k · 15% under $202/mo HOA · 11% of rent

---

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 +5.0/5.0
• 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

Listing remarks

Welcome home to Highland Park, where you can finally own a brand-new condo seconds to White House Municipal Park, shopping, dining, and entertainment all for less than you think! Available in October, this 2nd story condo includes: - 3 beds, 2 baths, and 1102 square feet of space - LVP flooring throughout your entire open-concept living area including your kitchen, great room, and bathrooms - a gorgeous kitchen featuring espresso cabinets, granite countertops, a spacious island, and all stainless steel appliances included. .. even your fridge!

Key facts

• Spacious island
• Quartz countertops
• Gorgeous kitchen

Tags

• LVP FLOORING
• GORGEOUS KITCHEN
• ESPRESSO CABINETS
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $215k. Condition is rated excellent.

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: White House Heritage Elementary School (math 36% / reading 34%, grade F, #316 of 952 statewide, top 33%, 607 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

• It's been on market 53 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,419 (11.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 9.4

CMA / ARV

• ARV (median comp): $252,585
• List price: $215,030
• Delta: -14.87%
• 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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.14×
• Total profit: $-51,569
• Equity at exit: $32,062

10-year hold

• IRR: -40.1%
• Equity multiple: -0.34×
• Total profit: $-80,462
• Equity at exit: $18,592

Cash invested: $60,208 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 18 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $214,990 ($204/sqft)
• Median days on market: 17 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +12.2% above 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
• Mortgage (P&I): −$1,128
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$202
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-177

Break-even live

Break-even rent $2,137

Max offer price $189,419

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-103	+0% $-177	+5% $-251	+10% $-326
Rent	-10% $-328	-5% $-253	+0% $-177	+5% $-101	+10% $-26
Rate	-1.0pp $-69	-0.5pp $-122	base $-177	+0.5pp $-233	+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: $53,758
• Closing costs: $6,451
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	92d	1	0.84mi
2940 U.S. 31W Unit V208 White House, TN	3.0	2.0	1440	$1,620	$1.12	92d	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: List price available (active listing)
• HOA & community: Association fee approximately $202 (regular HOA)

Exterior

• Utilities: Central air (cooling)
• Home design: Condominium / unit (multifamily building)Two-story complex (unit on 2nd level implied by unit number 201)
• Exterior features: Address: 657 Big Bend Ct #201, White House, TN 37188

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Heating & cooling: Central air conditioning
• Interior features: Spec home (Chestnut plan)Living area approximately 1102

Listing history 37 events

1. 2026-07-23
   days on market $215,030 Active 53 DOM
2. 2026-07-22
   days on market $215,030 Active 52 DOM
3. 2026-07-21
   days on market $215,030 Active 51 DOM
4. 2026-07-20
   days on market $215,030 Active 50 DOM
5. 2026-07-18
   days on market $215,030 Active 48 DOM
6. 2026-07-18
   days on market $215,030 Active 47 DOM
7. 2026-07-16
   days on market $215,030 Active 46 DOM
8. 2026-07-15
   days on market $215,030 Active 45 DOM
9. 2026-07-14
   days on market $215,030 Active 44 DOM
10. 2026-07-13
    days on market $215,030 Active 43 DOM
11. 2026-07-13
    days on market $215,030 Active 42 DOM
12. 2026-07-11
    days on market $215,030 Active 41 DOM
13. 2026-07-10
    days on market $215,030 Active 40 DOM
14. 2026-07-09
    days on market $215,030 Active 39 DOM
15. 2026-07-07
    days on market $215,030 Active 37 DOM
16. 2026-07-06
    days on market $215,030 Active 36 DOM
17. 2026-07-05
    days on market $215,030 Active 35 DOM
18. 2026-07-03
    days on market $215,030 Active 33 DOM
19. 2026-07-02
    days on market $215,030 Active 32 DOM
20. 2026-07-01
    days on market $215,030 Active 31 DOM
21. 2026-06-30
    days on market $215,030 Active 30 DOM
22. 2026-06-29
    days on market $215,030 Active 29 DOM
23. 2026-06-28
    days on market $215,030 Active 28 DOM
24. 2026-06-27
    days on market $215,030 Active 27 DOM
25. 2026-06-27
    days on market $215,030 Active 26 DOM
26. 2026-06-25
    days on market $215,030 Active 24 DOM
27. 2026-06-22
    days on market $215,030 Active 22 DOM
28. 2026-06-21
    days on market $215,030 Active 21 DOM
29. 2026-06-18
    days on market $215,030 Active 18 DOM
30. 2026-06-17
    days on market $215,030 Active 17 DOM
31. 2026-06-16
    days on market $215,030 Active 16 DOM
32. 2026-06-15
    days on market $215,030 Active 15 DOM
33. 2026-06-13
    days on market $215,030 Active 13 DOM
34. 2026-06-13
    days on market $215,030 Active 12 DOM
35. 2026-06-09
    days on market $215,030 Active 9 DOM
36. 2026-06-08
    days on market $215,030 Active 8 DOM
37. 2026-06-08
    pricedays on market $215,030 Active 7 DOM

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

Taxation est. · year 1

• Rental income: $22,952
• − Mortgage interest: −$12,045
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$2,424
• − Depreciation: −$6,255
• Taxable loss: −$5,745
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $-745/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 · 7 photos

Excellent 100/100 None rehab

This modern townhouse in Highland Park is move-in ready with a spacious kitchen, two bathrooms, and a well-maintained exterior. It offers a great location with easy access to shopping, dining, and entertainment. The home's excellent condition and location make it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Paint interior walls — Fresh paint can make the home feel more inviting and can be a selling point for potential buyers or renters. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Robert F. Woodall Elementary Middle White House Middle School F TN #37/333 Nat'l #5,727/14,009 High White House Heritage High School F TN #54/332 Nat'l #10,273/17,239

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

B Composite livability gradescore 71/100

Livability — White House

• Score: 71/100
• State rank: #46
• US rank: #6984

Category grades

Amenities F Commute F Cost of living A+ 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: 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: 22.1% rent · 77.9% 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

Property features AI

Finance

• Other: List price available (active listing)
• HOA & community: Association fee approximately $202 (regular HOA)

Exterior

• Utilities: Central air (cooling)
• Home design: Condominium / unit (multifamily building)Two-story complex (unit on 2nd level implied by unit number 201)
• Exterior features: Address: 657 Big Bend Ct #201, White House, TN 37188

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Heating & cooling: Central air conditioning
• Interior features: Spec home (Chestnut plan)Living area approximately 1102