4739 Bradyville Pike · Murfreesboro, TN 37127

$199,900

3 bd · 2.0 ba · 1,800 sqft · Other

Built 1997 2.22 ac lot ↓ 20% since listing

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Why this score? — see what drove the B- 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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

Key facts

• 2.22 acre lot
• 8 parking spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 10.6% vs local median 3.0% in Murfreesboro — 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 76/100 on livability (#10 in TN, #3,499 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kittrell Elementary (math 22% / reading 32%, grade F, #496 of 952 statewide, top 55%, 337 students, 0% FRL); Oakland High School (math 10% / reading 49%, grade F, #86 of 332 statewide, top 27%, 1,980 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 241 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).
• This rent runs 32% of the median local income ($91k/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 $6k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $16,647
• Equity at exit: $29,806

10-year hold

• IRR: 18.0%
• Equity multiple: 2.59×
• Total profit: $88,753
• Equity at exit: $17,284

Cash invested: $55,972 (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 37127

• Home prices YoY: -22.0%
• Rents YoY: 4.6%
• Active inventory: 241
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $711

Break-even live

Break-even rent $1,511

Max offer price $199,900

Occupancy floor 66%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Nabali Way Murfreesboro, TN	4.0	2.0	2237	$2,510	$1.12	2d	1	0.82mi
2407 Nabali Way Murfreesboro, TN	4.0	2.0	2237	$2,510	$1.12	2d	1	0.83mi
3333 Quintana Dr Murfreesboro, TN	3.0	2.0	1853	$2,360	$1.27	10d	1	0.88mi
2425 Alberto Dr Murfreesboro, TN	4.0	2.5	2198	$2,550	$1.16	1d	1	0.93mi
2413 Alberto Dr Murfreesboro, TN	4.0	2.5	2074	$2,615	$1.26	1d	1	0.94mi
3108 Citrine Dr Murfreesboro, TN	4.0	2.5	2018	$2,450	$1.21	21d	1	1.28mi
3108 Citrine Dr Murfreesboro, TN	4.0	2.5	2018	$2,450	$1.21	7d	1	1.28mi
3016 Pellas Pl Murfreesboro, TN	3.0	2.0	1290	$2,095	$1.62	7d	1	1.37mi

Listing history 7 events

1. 2026-05-26
   listed $199,900
2. 2026-05-26
   historical
3. 2023-10-17
   soldstatus $150,000 Closed 135-char remark

   Show marketing remark (135 chars)

   Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

4. 2023-10-06
   status Pending 135-char remark

   Show marketing remark (135 chars)

   Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

5. 2023-09-11
   listed $210,000 Active 135-char remark

   Show marketing remark (135 chars)

   Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

6. 2023-09-01
   historical 135-char remark

   Show marketing remark (135 chars)

   Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

7. 2023-07-19
   listed $250,000 Active 135-char remark

   Show marketing remark (135 chars)

   Property has been survey and perk site has been recorded with Rutherford County, building site is ready. Lot is perked for 4 bedrooms.

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$677/yr (+$56/mo · 91.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,926
• − Mortgage interest: −$11,198
• − Property taxes: −$742
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$5,815
• Taxable income: $5,544
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $7,200/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — Murfreesboro

• Score: 76/100
• State rank: #10
• US rank: #3499

Category grades

Amenities A+ Commute F Cost of living A- Crime D Employment C+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rutherford County · 327,859 people
• City population: 222,483
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 21,499
• Household income: $91,401
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 290.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 10% Two or more races 7% Asian 3% Pacific Islander 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Portuguese 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 2% Arabic 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.46%
• Current HPI: 306.3085
• Rent YoY: ▲ 4.56%
• 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

Price history

-20.0% since first listed

7 events — show timeline

• 2026-05-26 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-10-17 Sold (MLS) $150,000 REALTRACS as Distributed by MLS Grid
• 2023-10-06 Pending — REALTRACS as Distributed by MLS Grid
• 2023-09-11 Listed $210,000 REALTRACS as Distributed by MLS Grid
• 2023-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-07-19 Listed $250,000 REALTRACS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $742 · +0.0% YoY. Source: county tax records.