155 Jack Miller Blvd · Clarksville, TN 37042

$2,750,000

20 bd · 10.0 ba · 20,646 sqft · MultiFamily public records · 44 Days on market

Built 1992

---

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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 26 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

Key facts

• Built 1992
• Listed 43 days

Property features AI

Finance

• Other: Zoning: R4; Total units: 26
• Financial info: Owner pays: trash collection; Tenants pay: electricity, gas, water; Gross income listed as $1 (multi-family financial field)

Exterior

• Parking: No dedicated or covered parking listed
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Multi-family residential income property; Attached property; One level
• Construction: Brick construction; Existing structure
• Exterior features: Brick construction

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Multiple 2-bedroom units (unit types listed: 2-bedroom)
• Flooring: Vinyl
• Bathrooms: 1 bathroom per 2-bedroom unit
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Vinyl flooring; Ceiling fans
• Laundry & utility: Individual laundry hookups in units; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 26 × 2-bed/1-bath units multifamily listed at $2.75M.

Deal economics

• At list price, monthly cash flow is $6k ($68k/yr) — positive. Per door: $219/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.75M).
• Recommended offer: $2.67M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Ringgold Elementary (math 19% / reading 23%, grade F, #633 of 952 statewide, top 67%, 801 students, 0% FRL); West Creek Middle (math 22% / reading 27%, grade F, #154 of 333 statewide, top 48%, 1,172 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); 897 active listings in the ZIP; 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).
• At $28,554/mo this rent would consume 487% of the median local household income ($70k/yr) (locally 2093% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19k of loan paydown is wiped out by about $82k 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 44 days — a 3% lower offer ($2.67M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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 $1.20M; list at $2.75M implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $2,667,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-132,443
• Equity at exit: $410,034

10-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $154,739
• Equity at exit: $237,770

Cash invested: $770,000 (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: 897
• Price-to-rent: 208.7×

Monthly cashflow live

• Estimated rent: $28,554 high
• Mortgage (P&I): −$14,421
• Tax from tax record: −$1,292 /mo · $15,507/yr
• Insurance: −$1,146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,996
• Net cashflow: $5,698

Break-even live

Break-even rent $21,341

Max offer price $2,750,000

Occupancy floor 75%

Sensitivity live

Price	-10% $7,255	-5% $6,477	+0% $5,698	+5% $4,920	+10% $4,142
Rent	-10% $3,443	-5% $4,570	+0% $5,698	+5% $6,826	+10% $7,954
Rate	-1.0pp $7,083	-0.5pp $6,398	base $5,698	+0.5pp $4,986	+1.0pp $4,261

26-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 26× units	2	1	$28,548
Total (26 units)			$28,554

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: $687,500
• Closing costs: $82,500
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $2,750,000 Active 44 DOM
2. 2026-06-18
   days on market $2,750,000 Active 41 DOM
3. 2026-06-17
   days on market $2,750,000 Active 40 DOM
4. 2026-06-16
   days on market $2,750,000 Active 39 DOM
5. 2026-06-15
   days on market $2,750,000 Active 38 DOM
6. 2026-06-14
   days on market $2,750,000 Active 36 DOM
7. 2026-06-13
   days on market $2,750,000 Active 35 DOM
8. 2026-06-10
   days on market $2,750,000 Active 33 DOM
9. 2026-06-09
   days on market $2,750,000 Active 32 DOM
10. 2026-06-08
    days on market $2,750,000 Active 31 DOM
11. 2026-06-07
    days on market $2,750,000 Active 30 DOM
12. 2026-06-05
    days on market $2,750,000 Active 27 DOM
13. 2026-06-03
    days on market $2,750,000 Active 26 DOM
14. 2026-06-02
    days on market $2,750,000 Active 25 DOM
15. 2026-05-31
    days on market $2,750,000 Active 23 DOM
16. 2026-05-30
    days on market $2,750,000 Active 22 DOM
17. 2026-05-09
    listed $2,750,000 Active
18. 2024-08-07
    historical $915
19. 2024-07-31
    listed $915
20. 2024-05-09
    historical $915
21. 2024-05-01
    listed $915
22. 2024-05-01
    historical $915
23. 2024-04-23
    listed $915
24. 2024-04-18
    historical $915
25. 2024-04-10
    listed $915
26. 2024-04-10
    historical $915
27. 2024-03-28
    listed $915
28. 2024-03-28
    historical $915
29. 2024-03-13
    listed $915
30. 2023-07-27
    historical $895
31. 2023-07-27
    listed $895
32. 2022-06-10
    price $875
33. 2020-06-22
    soldstatus $1,200,000
34. 2020-06-12
    soldstatus $2,400,000 Closed 159-char remark

    Show marketing remark (159 chars)

    This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

35. 2020-03-01
    historical Contingent - Inspection 159-char remark

    Show marketing remark (159 chars)

    This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

36. 2020-02-20
    status Active 159-char remark

    Show marketing remark (159 chars)

    This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

37. 2020-02-02
    listed Contingent - Inspection 159-char remark

    Show marketing remark (159 chars)

    This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

38. 2020-02-02
    listed $2,436,000 159-char remark

    Show marketing remark (159 chars)

    This listing includes 155 Jack Miller Blvd and 279 B Harrier Ct Clarksville, TN 37042 T12 and RR available upon request . Please call listing agent to request

39. 2018-03-14
    soldstatus $2,188,251
40. 1999-07-09
    soldstatus $900,000

ⓘ 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: $15,507 · $1,292/mo
• Projected year-2 tax: $19,525 · $1,627/mo
• Expected delta: +$4,018/yr (+$335/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $342,648
• − Mortgage interest: −$154,043
• − Property taxes: −$15,507
• − Insurance: −$13,750
• − Repairs & maintenance: −$27,412
• − Management: −$27,412
• − Depreciation: −$80,000
• Taxable income: $24,525
• Est. tax owed @ 24.0%: −$5,886
• After-tax cash flow: $62,493/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

+205.6% since first listed

24 events — show timeline

• 2026-05-09 Listed $2,750,000 REALTRACS as Distributed by MLS Grid
• 2024-08-07 Rental Removed $915 RENT.
• 2024-07-31 Listed for Rent $915 RENT.
• 2024-05-09 Rental Removed $915 APPFOLIO
• 2024-05-01 Listed for Rent $915 APPFOLIO
• 2024-05-01 Rental Removed $915 APPFOLIO
• 2024-04-23 Listed for Rent $915 APPFOLIO
• 2024-04-18 Rental Removed $915 APPFOLIO
• 2024-04-10 Listed for Rent $915 APPFOLIO
• 2024-04-10 Rental Removed $915 APPFOLIO
• 2024-03-28 Listed for Rent $915 APPFOLIO
• 2024-03-28 Rental Removed $915 APPFOLIO
• 2024-03-13 Listed for Rent $915 APPFOLIO
• 2023-07-27 Rental Removed $895 REALTRACS
• 2023-07-27 Listed for Rent $895 REALTRACS
• 2022-06-10 Price Changed $875 APPFOLIO
• 2020-06-22 Sold (Public Records) $1,200,000 Public Records
• 2020-06-12 Sold (MLS) $2,400,000 REALTRACS as Distributed by MLS Grid
• 2020-03-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-02-20 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-02-02 Listed — REALTRACS as Distributed by MLS Grid
• 2020-02-02 Listed $2,436,000 REALTRACS as Distributed by MLS Grid
• 2018-03-14 Sold (Public Records) $2,188,251 Public Records
• 1999-07-09 Sold (Public Records) $900,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $15,507 · +1.3% YoY. Source: county tax records.