691 Ringgold Rd · Clarksville, TN 37042

$149,900

4 bd · 1.0 ba · 968 sqft · SingleFamily public records · 10 Days on market

Built 1962 1.77 ac lot Est $207k · 28% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks

This unique property offers the rare combination of wooded acreage, privacy, and seclusion within the Clarksville city limits. Situated on two wooded parcels totaling approximately 1.77 acres, the property feels tucked away from the hustle and bustle, surrounded by mature trees and natural beauty. The 4-bedroom, 1-bath home features a nicely tiled bathroom, spacious kitchen, walk-in closet in the primary bedroom, and a dedicated laundry room. With four bedrooms packed into an efficient footprint, the home offers flexibility for families, guests, hobbies, or a home office. While the property could benefit from repairs and updates, it offers solid bones and tremendous potential for an owner-o

Key facts

• Privacy
• Walk-in closet
• Spacious kitchen

Tags

• WOODED ACREAGE
• PRIVACY
• SECLUSION
• TILED BATHROOM
• SPACIOUS KITCHEN
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Public water; Public sewer; Water available; Cable connected
• Home design: Single family residence; One story
• Construction: Wood siding; Shingle roof; Existing home
• Exterior features: Wooded lot; Covered porch

Interior

• Kitchen: Eat-in kitchen; Electric oven; Cooktop
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with walk-in closet; Bedroom sizes approximately 10x12, 10x10, 8x9, 7x9
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Cooktop; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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: Hazelwood Elementary (math 27% / reading 30%, grade F, #472 of 952 statewide, top 50%, 924 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); 893 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $149,900

Questions for the listing agent

1. Built in 1962 — 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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $207,152
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Colt Dr	0.31mi	3/1.5 (-1)	936 (-3%)	0mo	$235,000	$251	73
1319 Courtney Dr	0.14mi	3/1.0 (-1)	1,050 (+8%)	11mo	$225,000	$214	65
448 Victory Rd	0.49mi	3/1.0 (-1)	950 (-2%)	19mo	$225,000	$237	54
1804 Pony Ct	0.27mi	3/1.0 (-1)	1,050 (+8%)	23mo	$180,000	$171	49
262 Moncrest Dr	0.58mi	3/2.0 (-1)	1,079 (+12%)	1mo	$249,000	$231	44
78 Grassmire Dr	0.74mi	3/2.0 (-1)	1,025 (+6%)	6mo	$215,307	$210	42
260 Amber Way	0.50mi	3/2.0 (-1)	1,047 (+8%)	21mo	$249,800	$239	37
1864 Timberline Pl	0.75mi	3/2.0 (-1)	1,058 (+9%)	24mo	$223,000	$211	21
159 Sarah Elizabeth Dr	0.68mi	3/2.0 (-1)	1,111 (+15%)	18mo	$220,000	$198	20

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,562
• Equity at exit: $22,351

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,515
• Equity at exit: $12,961

Cash invested: $41,972 (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 37042

• Home prices YoY: -18.2%
• Rents YoY: 1.3%
• Active inventory: 893
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$786
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $273

Break-even live

Break-even rent $1,188

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $358	-5% $315	+0% $273	+5% $231	+10% $188
Rent	-10% $152	-5% $212	+0% $273	+5% $334	+10% $394
Rate	-1.0pp $349	-0.5pp $311	base $273	+0.5pp $234	+1.0pp $195

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 Ringgold Ct #306 Clarksville, TN	3.0	2.0	1090	$1,015	$0.93	22d	1	0.56mi
102 Eaglewood Ct Clarksville, TN	3.0	2.0	1062	$1,395	$1.31	22d	1	0.67mi
2195 W Allen Griffey Rd Clarksville, TN	1.0–3.0	1.0–2.0	988	$1,525	$1.54	14d	22	1.10mi
221 Mills Dr Clarksville, TN	3.0	1.5	1100	$1,150	$1.05	14d	1	1.35mi
248 Drayton Dr Clarksville, TN	2.0–3.0	1.5–2.5	1060	$1,545	$1.46	14d	21	1.38mi
830 Peachers Mill Rd Clarksville, TN	1.0–3.0	1.0–1.5	945	$1,280	$1.35	14d	19	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $149,900 Active 10 DOM
2. 2026-06-17
   days on market $149,900 Active 9 DOM
3. 2026-06-16
   days on market $149,900 Active 8 DOM
4. 2026-06-15
   days on market $149,900 Active 7 DOM
5. 2026-06-14
   days on market $149,900 Active 5 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-10
   days on market $149,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $149,900 Active 1 DOM

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 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: $18,406
• − Mortgage interest: −$8,397
• − Property taxes: −$1,082
• − Insurance: −$750
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,361
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,067/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

1 event — show timeline

• 2026-06-08 Listed $149,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $1,082 · +1.4% YoY. Source: county tax records.