7780 Second Fiddle Way · Nolensville, TN 37014

$860,000

4 bd · 3.5 ba · 2,925 sqft · Other public records · 21 Days on market

Built 2024 0.32 ac lot $294/sqft · 8% below area Est $901k · at est. $120/mo HOA · 2% of rent ↓ 4% since listing

---

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 +12.7/30.0
• ARV discount +9.5/15.0
• Appreciation +8.3/10.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this stunning, like-new that home offers the perfect blend of luxury and livability with a floor plan that flows effortlessly for both everyday life and entertaining. The primary bedroom is on the main floor, the living room is fully wired for Dolby Atmos surround sound, an invisible dog fence is already installed, and the private backyard backs up to a treeline for added privacy. Ideally located in the middle of Murfreesboro and Franklin, only five minutes from I-840, five minutes to Arrington Vineyards, and in a highly rated Williamson County school district, this home truly offers the best of location and lifestyle.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 2024

Tags

• PRIMARY BEDROOM ON MAIN FLOOR
• INVISIBLE DOG FENCE INSTALLED
• FIVE MINUTES FROM I-840

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $860k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $844k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $650k (24.4% below list).
• Recommended offer: $650k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.2% in Nolensville — 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 79/100 on livability (#2 in TN, #2,317 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living F.
• Williamson County (rural): math 58% / reading 59% proficiency, ranked #1 of 139 in TN (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,994 units permitted in Williamson County in 2024 (637 in 5+ unit buildings).

Forward outlook

• In year one you build about $62k of equity ($6k loan paydown + $56k appreciation (6.5% local appreciation)).
• Williamson County population projected at +59% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($847k) is reasonable based on typical stale-listing flexibility.

Recommended offer $650,000 (24.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (median comp): $900,713
• List price: $860,000
• Delta: -2.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.12×
• Total profit: $270,181
• Equity at exit: $570,400

10-year hold

• IRR: 16.0%
• Equity multiple: 4.29×
• Total profit: $792,080
• Equity at exit: $1,061,116

Cash invested: $240,800 (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 37014

• Home prices YoY: 1.3%
• Active inventory: 123
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $6,500 medium
• Mortgage (P&I): −$4,510
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$358
• HOA: −$120
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $-90

Break-even live

Break-even rent $6,614

Max offer price $844,025

Occupancy floor 96%

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: $215,000
• Closing costs: $25,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4155 Old Light Cir Arrington, TN	4.0	4.5	3864	$6,500	$1.68	43d	1	0.87mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 16 events

1. 2026-06-18
   days on market $860,000 Active 21 DOM
2. 2026-06-17
   days on market $860,000 Active 20 DOM
3. 2026-06-16
   days on market $860,000 Active 19 DOM
4. 2026-06-15
   days on market $860,000 Active 18 DOM
5. 2026-06-13
   days on market $860,000 Active 16 DOM
6. 2026-06-13
   days on market $860,000 Active 15 DOM
7. 2026-06-09
   days on market $860,000 Active 12 DOM
8. 2026-06-08
   days on market $860,000 Active 11 DOM
9. 2026-06-07
   days on market $860,000 Active 10 DOM
10. 2026-06-03
    days on market $860,000 Active 6 DOM
11. 2026-06-02
    days on market $860,000 Active 5 DOM
12. 2026-06-01
    days on market $860,000 Active 4 DOM
13. 2026-05-31
    days on market $860,000 Active 3 DOM
14. 2026-04-29
    price $874,900 637-char remark

    Show marketing remark (637 chars)

    Welcome to this stunning, like-new that home offers the perfect blend of luxury and livability with a floor plan that flows effortlessly for both everyday life and entertaining. The primary bedroom is on the main floor, the living room is fully wired for Dolby Atmos surround sound, an invisible dog fence is already installed, and the private backyard backs up to a treeline for added privacy. Ideally located in the middle of Murfreesboro and Franklin, only five minutes from I-840, five minutes to Arrington Vineyards, and in a highly rated Williamson County school district, this home truly offers the best of location and lifestyle.

15. 2026-03-16
    price $894,900 637-char remark

    Show marketing remark (637 chars)

    Welcome to this stunning, like-new that home offers the perfect blend of luxury and livability with a floor plan that flows effortlessly for both everyday life and entertaining. The primary bedroom is on the main floor, the living room is fully wired for Dolby Atmos surround sound, an invisible dog fence is already installed, and the private backyard backs up to a treeline for added privacy. Ideally located in the middle of Murfreesboro and Franklin, only five minutes from I-840, five minutes to Arrington Vineyards, and in a highly rated Williamson County school district, this home truly offers the best of location and lifestyle.

16. 2026-02-27
    listed $910,000 Active 637-char remark

    Show marketing remark (637 chars)

    Welcome to this stunning, like-new that home offers the perfect blend of luxury and livability with a floor plan that flows effortlessly for both everyday life and entertaining. The primary bedroom is on the main floor, the living room is fully wired for Dolby Atmos surround sound, an invisible dog fence is already installed, and the private backyard backs up to a treeline for added privacy. Ideally located in the middle of Murfreesboro and Franklin, only five minutes from I-840, five minutes to Arrington Vineyards, and in a highly rated Williamson County school district, this home truly offers the best of location and lifestyle.

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $6,106 · $509/mo
• Expected delta: +$3,260/yr (+$272/mo · 114.5%)

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

Taxation est. · year 1

• Rental income: $78,000
• − Mortgage interest: −$48,173
• − Property taxes: −$2,846
• − Insurance: −$4,300
• − Repairs & maintenance: −$6,240
• − Management: −$6,240
• − HOA: −$1,440
• − Depreciation: −$25,018
• Taxable loss: −$16,258
• Est. tax savings @ 24.0%: +$3,902
• After-tax cash flow: $2,817/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: Williamson County
• NCES district ID: 4704530
• Math proficiency: 58% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $103,392
• Composite: 54.94/100
• National rank: #1307
• State rank: #1 of 139 in TN

Livability — Nolensville

• Score: 79/100
• State rank: #2
• US rank: #2317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,409
• Population (ZIP): 3,633

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 275,925 people
• By 2030: 308,630 · +11.9%
• By 2040: 374,403 · +35.7%
• By 2050: 438,644 · +59.0%
• By 2075: 592,763 · +114.8%
• By 2100: 691,828 · +150.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Black 6% Two or more races 3% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 12% Slovak 1% English 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 2%

Political lean MEDSL · Williamson

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.7%
• 2008→2024 swing: +7.1pp toward D · 2008: -39.5pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+26.1 2016: R+35.5 2012: R+46.8 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 498.4505
• 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

-3.9% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $874,900 REALTRACS as Distributed by MLS Grid
• 2026-03-16 Price Changed $894,900 REALTRACS as Distributed by MLS Grid
• 2026-02-27 Listed $910,000 REALTRACS as Distributed by MLS Grid

Property tax history

+303.7%/yr

Latest (2025): $2,846 · +303.7% YoY. Source: county tax records.