1050 Macon Wall Rd · Ashland City, TN 37015

$150,000

4 bd · 2.0 ba · 1,542 sqft · Manufactured public records · 35 Days on market

Built 1966 0.46 ac lot $97/sqft · 29% below area Est $265k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment and redevelopment opportunity in Ashland City! Spacious parcel with strong potential for future development or renovation. Conveniently located near major commuter routes and Nashville growth areas. Utilities available. Ideal for investors, builders, or redevelopment projects. Property sold as-is

Key facts

• 0.46 acre lot
• Built 1966
• Listed 35 days

Tags

• REDEVELOPMENT POSSIBILITIES
• CHEATHAM COUNTY LOCATION
• ACCESS TO ASHLAND CITY

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No covered spaces reported; No parking total reported
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Manufactured on land residential home; One story
• Construction: Built (existing); Other construction materials
• Exterior features: Deck; Covered porch; Front yard fencing; Level, wooded lot

Interior

• Kitchen: Electric range, dishwasher, refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range, dishwasher, refrigerator; Two fireplaces; Crawl space basement; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup, electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.5% in Ashland City — 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 65/100 on livability (#138 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Cheatham Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 393 students, 0% FRL); Cheatham Co Central (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 581 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 (+2.1%/yr); 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 271 units permitted in Cheatham County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $265,000
• List price: $150,000
• Delta: -43.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.13% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.50×
• Total profit: $21,127
• Equity at exit: $22,365

10-year hold

• IRR: 21.0%
• Equity multiple: 2.71×
• Total profit: $71,813
• Equity at exit: $12,969

Cash invested: $42,000 (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 37015

• Home prices YoY: -21.7%
• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $742

Break-even live

Break-even rent $1,128

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $827	-5% $785	+0% $742	+5% $700	+10% $658
Rent	-10% $579	-5% $661	+0% $742	+5% $824	+10% $906
Rate	-1.0pp $818	-0.5pp $781	base $742	+0.5pp $704	+1.0pp $664

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 William Glen Rd Ashland City, TN	3.0	2.0	1110	$1,675	$1.51	9d	1	0.17mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $150,000 Pending 35 DOM
2. 2026-06-09
   days on market $150,000 Active 33 DOM
3. 2026-06-08
   days on market $150,000 Active 32 DOM
4. 2026-06-07
   pricedays on market $150,000 Active 31 DOM
5. 2026-06-03
   days on market $270,000 Active 27 DOM
6. 2026-06-02
   days on market $270,000 Active 26 DOM
7. 2026-06-01
   days on market $270,000 Active 25 DOM
8. 2026-05-31
   days on market $270,000 Active 24 DOM
9. 2026-05-08
   listed $270,000 Active 314-char remark
10. 2026-04-08
    historical
11. 2026-04-07
    listed $450,000 Active

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$565/yr (+$47/mo · 113.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,808
• − Mortgage interest: −$8,402
• − Property taxes: −$500
• − Insurance: −$750
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$4,364
• Taxable income: $6,823
• Est. tax owed @ 24.0%: −$1,638
• After-tax cash flow: $7,272/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Ashland City

• Score: 65/100
• State rank: #138
• US rank: #12483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cheatham County · 18,988 people
• City population: 18,988
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,988
• Household income: $79,092
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 396.0

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.06%
• Current HPI: 313.8358
• Rent YoY: ▲ 2.13%
• 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

-66.7% since first listed

5 events — show timeline

• 2026-06-11 Pending — REALTRACS as Distributed by MLS Grid
• 2026-06-04 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-05-08 Listed $270,000 REALTRACS as Distributed by MLS Grid
• 2026-04-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-07 Listed $450,000 REALTRACS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $500 · +11.4% YoY. Source: county tax records.