4029 Brown St · Westmoreland, TN 37186

$206,900

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 189 Days on market

Built 1955 0.25 ac lot $237/sqft · 6% above area Est $198k · at est.

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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 +14.8/30.0
• ARV discount +5.5/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced below appraised and market value. The home is situated in a small town community with access to several small town perks. Easy living at an affordable price. If you’re looking to downsize, if you are a first time homebuyer, or if you are an investor, this opportunity awaits you. Complete renovation. this home has new windows, new doors, new upgraded lighting, new flooring.

Key facts

• New doors
• Complete renovation
• New flooring

Tags

• COMPLETE RENOVATION
• NEW WINDOWS
• NEW DOORS
• NEW UPGRADED LIGHTING
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $163k (21.4% below list).
• Recommended offer: $163k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Westmoreland — 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 68/100 on livability (#91 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Elementary School (math 74% / reading 57%, grade B+, #37 of 952 statewide, top 4%, 576 students, 0% FRL); Westmoreland Middle School (math 39% / reading 28%, grade F, #73 of 333 statewide, top 23%, 430 students, 0% FRL); Westmoreland High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 526 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 145 active listings in the ZIP; 1,748 units permitted in Sumner County in 2024 (124 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 $6k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $207k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,626 (21.4% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $198,004
• List price: $206,900
• Delta: 4.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Park St	0.59mi	2/1.0	952 (+9%)	21mo	$215,000	$226	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-30,068
• Equity at exit: $30,849

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-22,003
• Equity at exit: $17,889

Cash invested: $57,932 (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 37186

• Home prices YoY: -1.4%
• Active inventory: 145
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$1,085
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $56

Break-even live

Break-even rent $1,556

Max offer price $206,900

Occupancy floor 92%

Sensitivity live

Price	-10% $173	-5% $114	+0% $56	+5% $-3	+10% $-61
Rent	-10% $-73	-5% $-8	+0% $56	+5% $120	+10% $184
Rate	-1.0pp $160	-0.5pp $108	base $56	+0.5pp $2	+1.0pp $-52

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: $51,725
• Closing costs: $6,207
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $206,900 Active 189 DOM
2. 2026-06-17
   days on market $206,900 Active 188 DOM
3. 2026-06-16
   days on market $206,900 Active 187 DOM
4. 2026-06-15
   days on market $206,900 Active 186 DOM
5. 2026-06-13
   days on market $206,900 Active 184 DOM
6. 2026-06-13
   days on market $206,900 Active 183 DOM
7. 2026-06-09
   days on market $206,900 Active 180 DOM
8. 2026-06-08
   days on market $206,900 Active 179 DOM
9. 2026-06-07
   days on market $206,900 Active 178 DOM
10. 2026-06-05
    days on market $206,900 Active 175 DOM
11. 2026-06-03
    days on market $206,900 Active 174 DOM
12. 2026-06-02
    days on market $206,900 Active 173 DOM
13. 2026-06-01
    days on market $206,900 Active 172 DOM
14. 2026-05-31
    days on market $206,900 Active 171 DOM
15. 2026-02-13
    price $209,900 389-char remark

    Show marketing remark (389 chars)

    Priced below appraised and market value. The home is situated in a small town community with access to several small town perks. Easy living at an affordable price. If you’re looking to downsize, if you are a first time homebuyer, or if you are an investor, this opportunity awaits you. Complete renovation. this home has new windows, new doors, new upgraded lighting, new flooring.

16. 2026-02-04
    price $214,900 389-char remark

    Show marketing remark (389 chars)

    Priced below appraised and market value. The home is situated in a small town community with access to several small town perks. Easy living at an affordable price. If you’re looking to downsize, if you are a first time homebuyer, or if you are an investor, this opportunity awaits you. Complete renovation. this home has new windows, new doors, new upgraded lighting, new flooring.

17. 2026-01-17
    price $219,900 389-char remark

    Show marketing remark (389 chars)

    Priced below appraised and market value. The home is situated in a small town community with access to several small town perks. Easy living at an affordable price. If you’re looking to downsize, if you are a first time homebuyer, or if you are an investor, this opportunity awaits you. Complete renovation. this home has new windows, new doors, new upgraded lighting, new flooring.

18. 2025-12-12
    listed $229,900 Active 389-char remark

    Show marketing remark (389 chars)

    Priced below appraised and market value. The home is situated in a small town community with access to several small town perks. Easy living at an affordable price. If you’re looking to downsize, if you are a first time homebuyer, or if you are an investor, this opportunity awaits you. Complete renovation. this home has new windows, new doors, new upgraded lighting, new flooring.

19. 2024-06-25
    soldstatus $120,000
20. 2007-10-22
    soldstatus $45,000
21. 1998-04-25
    soldstatus $38,000
22. 1997-09-17
    soldstatus $28,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$777/yr (+$65/mo · 112.3%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,515
• − Mortgage interest: −$11,590
• − Property taxes: −$692
• − Insurance: −$1,034
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$6,019
• Taxable loss: −$2,942
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,377/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Westmoreland

• Score: 68/100
• State rank: #91
• US rank: #9706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmoreland, TN
• Population (ZIP): 10,644

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.60%
• Current HPI: 336.4711
• 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

+649.6% since first listed

8 events — show timeline

• 2026-02-13 Price Changed $209,900 REALTRACS as Distributed by MLS Grid
• 2026-02-04 Price Changed $214,900 REALTRACS as Distributed by MLS Grid
• 2026-01-17 Price Changed $219,900 REALTRACS as Distributed by MLS Grid
• 2025-12-12 Listed $229,900 REALTRACS as Distributed by MLS Grid
• 2024-06-25 Sold (Public Records) $120,000 Public Records
• 2007-10-22 Sold (Public Records) $45,000 Public Records
• 1998-04-25 Sold (Public Records) $38,000 Public Records
• 1997-09-17 Sold (Public Records) $28,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $692 · +58.4% YoY. Source: county tax records.