108 Meadowbrook Dr · Clarksville, TN 37042

$160,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.34 ac lot Est $209k · 23% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3BR, 1 BA, range, refrigerator, central air & heat, unfinished basement w/ 1 car garage, all brick, being sold "AS IS". Outside sewer lines replaced 11-23. galvanized pipe interior, hardwood floors in bedrooms & living room.

Key facts

• Unfinished basement
• Central air & heat
• All brick

Tags

• UNFINISHED BASEMENT
• HARDWOOD FLOORS
• CENTRAL AIR & HEAT
• ALL BRICK
• REFRIGERATOR
• RANGE

Property features AI

Exterior

• Parking: Side-facing 1-car garage; 1 covered parking space (total 1)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One story
• Construction: Brick construction; Shingle roof; Block foundation; Existing (year built)
• Exterior features: Sloped lot

Interior

• Kitchen: Eat-in kitchen; Electric range; Refrigerator
• Bedrooms: Bedroom 1 (12 x 12); Bedroom 2 (12 x 10); Bedroom 3 (12 x 11)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfinished basement; Smoke detector(s)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $52 ($625/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 $132k (17.7% below list).
• Recommended offer: $132k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Kenwood Elementary (math 21% / reading 23%, grade F, #601 of 952 statewide, top 66%, 687 students, 0% FRL); Kenwood Middle (math 9% / reading 15%, grade F, #242 of 333 statewide, top 74%, 1,121 students, 0% FRL); Kenwood High (math 5% / reading 29%, grade F, #225 of 332 statewide, top 69%, 1,291 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; 40 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).

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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,694 (17.7% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $208,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Meadowbrook Dr	0.00mi	3/1.0	1,050 (0%)	1mo	$160,000	$152	99
7 W Bel Air Blvd	0.45mi	3/1.5	1,078 (+3%)	6mo	$205,000	$190	67
15 Lasalle St	0.60mi	3/1.0	1,032 (-2%)	3mo	$150,900	$146	66
25 Charlemagne Blvd	0.63mi	3/1.0	1,056 (+1%)	4mo	$203,000	$192	66
3 Charlemagne Blvd	0.47mi	3/1.5	1,100 (+5%)	8mo	$229,900	$209	62
21 Charlemagne Blvd	0.58mi	3/1.0	1,008 (-4%)	9mo	$159,500	$158	59
157 Monarch Ln	0.62mi	3/2.0	1,100 (+5%)	1mo	$225,000	$205	58
2 Charlemagne Blvd	0.50mi	3/2.0	1,125 (+7%)	4mo	$249,900	$222	57
37 E Bel Air Blvd	0.31mi	3/1.0	1,176 (+12%)	10mo	$207,000	$176	57
117 Monarch Ln	0.55mi	3/2.0	1,089 (+4%)	10mo	$220,000	$202	56
33 Charlemagne Blvd	0.71mi	3/1.0	1,080 (+3%)	8mo	$215,000	$199	55
182 Monarch Ln	0.70mi	3/2.0	1,092 (+4%)	5mo	$223,000	$204	53

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-24,916
• Equity at exit: $23,857

10-year hold

• IRR: -10.5%
• Equity multiple: 0.41×
• Total profit: $-26,570
• Equity at exit: $13,834

Cash invested: $44,800 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 895
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$839
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $52

Break-even live

Break-even rent $1,251

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $97	+0% $52	+5% $7	+10% $-38
Rent	-10% $-52	-5% $0	+0% $52	+5% $104	+10% $156
Rate	-1.0pp $133	-0.5pp $93	base $52	+0.5pp $11	+1.0pp $-32

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lexington Dr #3 Clarksville, TN	2.0	1.0	788	$850	$1.08	23d	1	0.18mi
137 W Concord Dr Clarksville, TN	2.0	1.0–1.5	850	$972	$1.14	15d	7	0.30mi
4 Gettysburg St Clarksville, TN	3.0	1.5	1358	$1,500	$1.10	15d	1	0.34mi
126 W Concord Dr Clarksville, TN	2.0	1.0	865	$999	$1.15	15d	2	0.34mi
124 Yorktown Rd Clarksville, TN	3.0	1.0	1064	$1,275	$1.20	23d	1	0.45mi
129 Monarch Ln Clarksville, TN	3.0	2.0	1120	$1,381	$1.23	23d	1	0.56mi
134 Monarch Ln Clarksville, TN	3.0	1.5	940	$1,300	$1.38	15d	1	0.60mi
1031 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	23d	1	0.61mi
1023 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,415	$1.23	23d	1	0.61mi
1024 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	23d	1	0.61mi
1032 Glenkirk Dr Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	23d	1	0.61mi
153 Monarch Ln Clarksville, TN	3.0	2.0	1033	$1,350	$1.31	23d	1	0.62mi
1040 Glenkirk Dr Unit D Clarksville, TN	2.0	2.5	1146	$1,450	$1.27	23d	1	0.70mi
219 Kirby Dr Clarksville, TN	3.0	1.5	1425	$1,495	$1.05	23d	1	0.70mi
535 Lafayette Rd Unit I2 Clarksville, TN	3.0	1.5	1200	$1,200	$1.00	23d	1	0.70mi
200 Drayton Dr Unit A Clarksville, TN	2.0	2.5	1146	$1,500	$1.31	23d	1	0.71mi
381 Lillie Belle Ln Apt C Clarksville, TN	2.0	1.5	780	$1,125	$1.44	23d	1	0.72mi
208 Drayton Dr Unit F Clarksville, TN	2.0	2.5	1146	$1,295	$1.13	23d	1	0.75mi
212 Drayton Dr Unit E Clarksville, TN	2.0	2.5	1146	$1,650	$1.44	23d	1	0.77mi
420 Lafayette Rd Unit A Clarksville, TN	3.0	1.0	1100	$850	$0.77	23d	1	0.79mi
216 Drayton Dr Clarksville, TN	2.0	2.5	1146	$1,395	$1.22	23d	1	0.80mi
216 Drayton Dr Unit C Clarksville, TN	2.0	1.5	1146	$1,395	$1.22	23d	1	0.80mi
216 Drayton Dr Unit B Clarksville, TN	2.0	1.5	1146	$1,200	$1.05	23d	1	0.80mi
220 Drayton Dr Unit D Clarksville, TN	2.0	2.5	1146	$1,295	$1.13	15d	1	0.80mi
1671 Fort Campbell Blvd Clarksville, TN	1.0–2.0	1.0–1.5	726	$1,206	$1.66	23d	18	0.84mi
200 Lexington Dr Clarksville, TN	2.0	1.5	1050	$1,098	$1.05	15d	2	0.85mi
512 Kellia Dr Clarksville, TN	3.0	1.5	1196	$1,350	$1.13	15d	1	0.90mi
512 Kellia Dr Clarksville, TN	3.0	1.5	1196	$1,350	$1.13	23d	1	0.90mi
1603 Minglewood Dr #10 Clarksville, TN	2.0	1.5	1000	$795	$0.80	23d	1	0.93mi
209 Lexington Dr Apt 1 Clarksville, TN	2.0	1.0	882	$895	$1.01	23d	1	0.93mi
1235 Parkway Pl Clarksville, TN	2.0	1.0	920	$795	$0.86	23d	1	0.94mi
830 Peachers Mill Rd Clarksville, TN	1.0–3.0	1.0–1.5	945	$1,280	$1.35	15d	19	0.94mi
1237 Parkway Pl Unit C Clarksville, TN	2.0	1.0	984	$850	$0.86	23d	1	0.94mi
248 Drayton Dr Clarksville, TN	2.0–3.0	1.5–2.5	1060	$1,545	$1.46	15d	21	0.95mi
1245 Parkway Pl Unit D Clarksville, TN	2.0	1.0	984	$850	$0.86	23d	1	0.97mi
1244 Parkway Pl Unit C Clarksville, TN	2.0	1.5	1100	$1,000	$0.91	23d	1	0.98mi
279 Northridge Dr Unit 2 Clarksville, TN	2.0	1.5	1000	$895	$0.90	23d	1	0.99mi
1201 Fort Campbell Blvd Unit 1A Clarksville, TN	2.0	2.5	920	$1,100	$1.20	23d	1	0.99mi
102 Darlene Dr Clarksville, TN	3.0	1.5	1123	$1,400	$1.25	23d	1	0.99mi
277 Northridge Dr Unit 8 Clarksville, TN	2.0	1.5	950	$895	$0.94	23d	1	0.99mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-06
   listed $160,000 Active

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$145/yr (+$12/mo · 14.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,803
• − Mortgage interest: −$8,962
• − Property taxes: −$991
• − Insurance: −$800
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$4,655
• Taxable loss: −$2,133
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,137/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

2 events — show timeline

• 2026-05-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-06 Listed $160,000 REALTRACS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $991 · +0.0% YoY. Source: county tax records.