215 Robertson Ln · Hartsville/Trousdale County, TN 37031

$180,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 139 Days on market

Built 1940 3.01 ac lot $119/sqft · 49% below area ↓ 10% since listing

---

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).

• Cash flow +13.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

Key facts

• 3.01 acre lot
• Built 1940
• Listed 139 days

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$486,521) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $137k (24.0% below list).
• Recommended offer: $137k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.4% in Hartsville/Trousdale County — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Trousdale County (rural): math 29% / reading 33% proficiency, ranked #46 of 139 in TN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 112 units permitted in Trousdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Trousdale County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,821 (24.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.76% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $486,521
• List price: $180,000
• Delta: -63.00%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $98,071
• Equity at exit: $162,158

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $288,548
• Equity at exit: $349,700

Cash invested: $50,400 (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 37031

• Home prices YoY: 8.3%
• Active inventory: 35
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $2

Break-even live

Break-even rent $1,366

Max offer price $180,000

Occupancy floor 95%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 139 DOM
2. 2026-06-17
   days on market $180,000 Active 138 DOM
3. 2026-06-16
   days on market $180,000 Active 137 DOM
4. 2026-06-15
   days on market $180,000 Active 136 DOM
5. 2026-06-13
   days on market $180,000 Active 134 DOM
6. 2026-06-09
   days on market $180,000 Active 130 DOM
7. 2026-06-08
   days on market $180,000 Active 129 DOM
8. 2026-06-07
   days on market $180,000 Active 128 DOM
9. 2026-06-03
   days on market $180,000 Active 124 DOM
10. 2026-06-02
    days on market $180,000 Active 123 DOM
11. 2026-06-01
    days on market $180,000 Active 122 DOM
12. 2026-05-31
    days on market $180,000 Active 121 DOM
13. 2026-05-07
    status Active 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

14. 2026-04-13
    historical Active Under Contract 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

15. 2026-04-07
    status Active 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

16. 2026-04-07
    price $180,000 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

17. 2026-03-18
    historical Active Under Contract 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

18. 2026-01-30
    listed $200,000 Active 280-char remark

    Show marketing remark (280 chars)

    FINANCING FELL THROUGH - BACK ON THE MARKET. This historic home is on 3.01 acres on a quiet, no-through street of other large properties. Property can be purchased AS-IS, but could be a gem with a little love!  Tenant damaged the home, so it needs some tender love and care.

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$557/yr (+$46/mo · 77.3%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,419
• − Mortgage interest: −$10,083
• − Property taxes: −$721
• − Insurance: −$900
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$5,236
• Taxable loss: −$3,149
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $778/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: Trousdale County
• NCES district ID: 4704170
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 33% ▼ -11.00%
• Median HH income: $44,474
• Composite: 26.49/100
• National rank: #7207
• State rank: #46 of 139 in TN

Livability — Hartsville/Trousdale County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hartsville/Trousdale County, TN
• City population: 11,690
• Population (ZIP): 3,984

Population outlook (Trousdale County) Hauer SSP2

• Today (2025): 8,557 people
• By 2030: 8,766 · +2.4%
• By 2040: 9,076 · +6.1%
• By 2050: 9,226 · +7.8%
• By 2075: 9,391 · +9.7%
• By 2100: 9,000 · +5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Trousdale

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -52.3pp toward R · 2008: -6.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+48.1 2016: R+36.8 2012: R+12.8 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.67%
• Current HPI: 372.3139
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

6 events — show timeline

• 2026-05-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-07 Price Changed $180,000 REALTRACS as Distributed by MLS Grid
• 2026-03-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-01-30 Listed $200,000 REALTRACS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $721 · +5.6% YoY. Source: county tax records.