Pleasantview A Plan · Mount Juliet, TN 37122

$275,838

3 bd · 2.0 ba · 1,667 sqft · SingleFamily · 765 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

Key facts

• Listed 765 days

🏗️ New construction. The $275,838 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,982.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-819 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (8.5% below list).
• Recommended offer: $243k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.9% vs local median 2.8% in Mount Juliet — 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 71/100 on livability (#48 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elzie D Patton Elementary School (math 52% / reading 42%, grade D-, #139 of 952 statewide, top 16%, 469 students, 0% FRL); Mt. Juliet Middle School (math 41% / reading 36%, grade F, #49 of 333 statewide, top 15%, 1,022 students, 0% FRL); Mt. Juliet High School (math 20% / reading 49%, grade F, #41 of 332 statewide, top 15%, 1,633 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 1382 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 765 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,737 (12.0% 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. It's been on market 765 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 B-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?
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: 0.62% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.63%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $406,982
• List price: $275,838
• Delta: -32.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Sunset Pt	0.22mi	3/2.0	1,659 (-0%)	7mo	$300,000	$181	83
620 Creekfront Dr	0.50mi	3/2.0	1,771 (+6%)	6mo	$349,900	$198	61
526 Creek Pt	0.42mi	3/2.5	1,865 (+12%)	4mo	$450,000	$241	56
315 Cypress Glen Dr	0.50mi	4/2.0 (+1)	1,645 (-1%)	18mo	$350,000	$213	54
612 Creekfront Dr	0.46mi	3/2.0	1,744 (+5%)	22mo	$387,400	$222	53
624 Creekfront Dr	0.53mi	3/2.5	1,590 (-5%)	16mo	$439,900	$277	52
527 Creek Pt	0.41mi	3/2.5	1,805 (+8%)	19mo	$403,950	$224	50
626 Creekfront Dr	0.55mi	3/2.0	1,511 (-9%)	14mo	$405,000	$268	47
494 Creek Pt	0.64mi	3/2.0	1,444 (-13%)	13mo	$429,900	$298	37
136 Sunset Dr	0.60mi	3/2.0	1,450 (-13%)	17mo	$333,000	$230	36
311 Park Glen Dr	0.60mi	4/3.0 (+1)	1,508 (-10%)	14mo	$232,000	$154	35

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: -0.02×
• Total profit: $-116,249
• Equity at exit: $60,682

10-year hold

• IRR: -30.1%
• Equity multiple: -0.41×
• Total profit: $-160,596
• Equity at exit: $35,188

Cash invested: $113,955 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $422,450 ($209/sqft)
• Median days on market: 125 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +16.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 1382
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$2,134
• Tax est. 1.5%: −$509 /mo · $6,105/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-819

Break-even live

Break-even rent $3,560

Max offer price $288,433

Occupancy floor —

Sensitivity live

Price	-10% $-538	-5% $-679	+0% $-819	+5% $-960	+10% $-1,101
Rent	-10% $-1,019	-5% $-919	+0% $-819	+5% $-720	+10% $-620
Rate	-1.0pp $-614	-0.5pp $-716	base $-819	+0.5pp $-925	+1.0pp $-1,032

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: $101,745
• Closing costs: $12,209
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1040 Charlie Daniels Pkwy Mount Juliet, TN	2.0	2.0	1088	$1,749	$1.61	119d	1	0.63mi
336 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.65mi
1040 Charlie Daniels Pkwy Mount Juliet, TN	2.0	2.0	1061	$1,650	$1.55	103d	2	0.65mi
1040 Charlie Daniels Pkwy Mount Juliet, TN	2.0	1.5–2.0	1097	$1,795	$1.64	140d	2	0.65mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,939	$1.39	93d	1	0.67mi
340 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,699	$1.28	76d	1	0.67mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,689	$1.27	73d	1	0.70mi
344 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	67d	1	0.70mi
191 Old Mount Juliet Rd Mount Juliet, TN	3.0	1.5	1730	$2,195	$1.27	6d	1	0.73mi
6311 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,759	$1.30	6d	1	0.74mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,579	$1.22	6d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,769	$1.31	82d	1	0.76mi
6315 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,719	$1.29	76d	1	0.76mi
5012 Millpond Ct Mount Juliet, TN	3.0	2.5	2138	$2,290	$1.07	64d	1	0.76mi
6319 Trace Point Ct Mount Juliet, TN	4.0	2.5	2115	$2,749	$1.30	67d	1	0.79mi
1214 Saddle Brk Mount Juliet, TN	3.0	2.0	1633	$2,275	$1.39	3d	1	0.79mi
359 Park Glen Dr Mt Juliet, TN	3.0	2.5	1704	$2,369	$1.39	6d	1	0.81mi
361 Park Glen Dr Mt Juliet, TN	2.0	2.0	1161	$2,419	$2.08	93d	1	0.82mi
361 Park Glen Dr Mt Juliet, TN	2.0	2.0	1161	$2,249	$1.94	67d	1	0.82mi
3005 Fieldstone Ct Mount Juliet, TN	3.0	2.0	1656	$2,440	$1.47	0d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,519	$1.44	67d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,839	$1.63	108d	1	0.83mi
7016 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1746	$2,669	$1.53	78d	1	0.83mi
2856 Park Knoll Dr Mount Juliet, TN	3.0	2.0	1751	$1,700	$0.97	82d	1	0.85mi
7011 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1704	$2,399	$1.41	6d	1	0.86mi
7001 Park Knoll Ln Mt Juliet, TN	4.0	2.5	2115	$2,649	$1.25	6d	1	0.86mi
7003 Park Knoll Ln Mt Juliet, TN	3.0	2.5	1704	$2,489	$1.46	6d	1	0.86mi
7005 Park Knoll Ln Mt Juliet, TN	2.0	2.5	1161	$2,299	$1.98	6d	1	0.86mi
368 Park Glen Dr Mt Juliet, TN	4.0	2.5	2115	$2,679	$1.27	6d	1	0.86mi
7021 Park Knoll Ln Mt Juliet, TN	2.0–4.0	2.0–3.0	1638	$2,914	$1.78	6d	1	0.87mi
372 Park Glen Dr Mt Juliet, TN	3.0	2.5	1704	$2,399	$1.41	6d	1	0.89mi
615 Club View Way Mt. Juliet, TN	4.0	2.5	2012	$2,750	$1.37	67d	1	0.92mi
812 Kennear Ln Mount Juliet, TN	3.0	2.0	1607	$2,300	$1.43	67d	1	1.02mi
150 Falkner Ln Mt. Juliet, TN	3.0	2.5	2000	$2,495	$1.25	119d	1	1.03mi
748 Tennypark Ln Mount Juliet, TN	3.0	2.5	1679	$2,400	$1.43	139d	1	1.03mi
523 Montrose Dr Mount Juliet, TN	3.0	2.5	2163	$3,150	$1.46	119d	1	1.08mi
200 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,780	$1.34	6d	1	1.15mi
210 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.15mi
212 Argea Dr Mount Juliet, TN	4.0	2.5	2075	$2,765	$1.33	6d	1	1.16mi
214 Argea Dr Mount Juliet, TN	3.0	2.5	2075	$2,670	$1.29	6d	1	1.16mi

Listing history 50 events

1. 2026-09-23
   days on market $275,838 Active 765 DOM
2. 2026-09-22
   days on market $275,838 Active 764 DOM
3. 2026-09-21
   days on market $275,838 Active 763 DOM
4. 2026-09-20
   days on market $275,838 Active 762 DOM
5. 2026-09-19
   days on market $275,838 Active 761 DOM
6. 2026-09-18
   days on market $275,838 Active 760 DOM
7. 2026-09-17
   days on market $275,838 Active 759 DOM
8. 2026-09-16
   days on market $275,838 Active 758 DOM
9. 2026-09-15
   days on market $275,838 Active 757 DOM
10. 2026-09-14
    days on market $275,838 Active 756 DOM
11. 2026-09-13
    days on market $275,838 Active 755 DOM
12. 2026-09-12
    days on market $275,838 Active 754 DOM
13. 2026-09-11
    days on market $275,838 Active 753 DOM
14. 2026-09-05
    days on market $275,838 Active 747 DOM
15. 2026-09-04
    days on market $275,838 Active 746 DOM
16. 2026-09-03
    days on market $275,838 Active 745 DOM
17. 2026-08-31
    days on market $275,838 Active 742 DOM
18. 2026-08-30
    days on market $275,838 Active 741 DOM
19. 2026-08-29
    days on market $275,838 Active 740 DOM
20. 2026-08-28
    days on market $275,838 Active 739 DOM
21. 2026-08-27
    days on market $275,838 Active 738 DOM
22. 2026-08-25
    days on market $275,838 Active 736 DOM
23. 2026-08-24
    days on market $275,838 Active 735 DOM
24. 2026-08-23
    days on market $275,838 Active 734 DOM
25. 2026-08-22
    days on market $275,838 Active 733 DOM
26. 2026-08-21
    days on market $275,838 Active 732 DOM
27. 2026-08-20
    days on market $275,838 Active 731 DOM
28. 2026-08-19
    days on market $275,838 Active 730 DOM
29. 2026-08-18
    days on market $275,838 Active 729 DOM
30. 2026-08-17
    days on market $275,838 Active 728 DOM
31. 2026-08-16
    days on market $275,838 Active 727 DOM
32. 2026-08-15
    days on market $275,838 Active 726 DOM
33. 2026-08-14
    days on market $275,838 Active 725 DOM
34. 2026-08-13
    days on market $275,838 Active 724 DOM
35. 2026-08-12
    days on market $275,838 Active 723 DOM
36. 2026-08-11
    days on market $275,838 Active 722 DOM
37. 2026-08-10
    days on market $275,838 Active 721 DOM
38. 2026-08-09
    days on market $275,838 Active 720 DOM
39. 2026-08-08
    days on market $275,838 Active 719 DOM
40. 2026-08-07
    days on market $275,838 Active 718 DOM
41. 2026-08-06
    days on market $275,838 Active 717 DOM
42. 2026-08-05
    days on market $275,838 Active 716 DOM
43. 2026-08-04
    days on market $275,838 Active 715 DOM
44. 2026-08-03
    days on market $275,838 Active 714 DOM
45. 2026-07-31
    days on market $275,838 Active 711 DOM
46. 2026-07-30
    days on market $275,838 Active 709 DOM
47. 2026-07-28
    days on market $275,838 Active 708 DOM
48. 2026-07-26
    days on market $275,838 Active 706 DOM
49. 2026-07-24
    days on market $275,838 Active 704 DOM
50. 2026-07-23
    days on market $275,838 Active 703 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,278
• − Mortgage interest: −$22,797
• − Property taxes: −$6,105
• − Insurance: −$2,035
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$11,839
• Taxable loss: −$17,343
• Est. tax savings @ 24.0%: +$4,162
• After-tax cash flow: $-5,669/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $8,335–$25,005 screening

This single-family home in Mount Juliet, TN, is in good condition with a good condition score of 75. It has a good exterior, interior, and landscaping, making it a solid investment opportunity. Minor updates such as painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof (if needed) — Long-term durability and improved appearance ↑
• Both New HVAC system — Improved comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Elzie D Patton Elementary School D- TN #139/952 Nat'l #14,504/41,679 Middle West Wilson Middle School F TN #45/333 Nat'l #6,151/14,009 High Mt. Juliet High School F TN #41/332 Nat'l #9,639/17,239

Schools (NCES district)

• District: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

B Composite livability gradescore 71/100

Livability — Mount Juliet

• Score: 71/100
• State rank: #48
• US rank: #7154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Juliet, TN
• County: Wilson County · 160,409 people
• City population: 68,492
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 68,492
• Household income: $112,967
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 8% of renters

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Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 6% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

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Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.85%
• Current HPI: 306.1814
• Rent YoY: ▲ 3.72%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

-0.7% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $269,070 Zillow
• 2026-05-06 Price Changed $225,504 Zillow
• 2026-03-03 Price Changed $269,070 Zillow
• 2025-03-03 Price Changed $261,385 Zillow
• 2024-08-19 Listed $270,893 Zillow