8591 Lowe Christiana Rd · Christiana, TN 37037

$350,000

3 bd · 2.0 ba · 1,528 sqft · Other · 94 Days on market

Built 2013 2.46 ac lot $229/sqft · 23% below area Est $452k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a peaceful 2.46-acre lot in Christiana, this charming modular home offers the perfect blend of country living and modern convenience. With 3 spacious bedrooms and 2 full bathrooms, this property provides ample room for relaxation and everyday living. Imagine sipping your morning coffee while taking in the serene views of your expansive land or hosting weekend gatherings under the open sky. Whether you're dreaming of starting a garden, creating a play space, or just enjoying the privacy of your own acreage, this property delivers endless possibilities. Located at 8591 Lowe Christiana Rd, you'll enjoy the tranquility of rural life while being just a short drive from the conveniences of Murfreesboro and surrounding areas. Don't miss the opportunity to make this property your retreat from the hustle and bustle. Schedule your showing today and discover the potential of this beautiful slice of Tennessee! Auction Set for April 25th, 2026 11 AM

Key facts

• Privacy
• Serene views
• Expansive land

Tags

• 2.46 ACRE LOT
• EXPANSIVE LAND
• SERENE VIEWS
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (35.8% below list).
• Recommended offer: $225k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Christiana — 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 73/100 on livability (#28 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $206k; list at $350k implies a 70% gain — meaningful room to come down on a strong offer.

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 $224,721 (35.8% 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 94 days. Have you received any prior offers? Is the seller open to a 36% 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 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: 0.64% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 13.0

CMA / ARV

• ARV (median comp): $452,298
• List price: $350,000
• Delta: -22.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-74,973
• Equity at exit: $52,186

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-89,314
• Equity at exit: $30,262

Cash invested: $98,000 (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 37037

• Home prices YoY: -22.9%
• Active inventory: 117
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-284

Break-even live

Break-even rent $2,606

Max offer price $299,879

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-185	+0% $-284	+5% $-383	+10% $-482
Rent	-10% $-461	-5% $-372	+0% $-284	+5% $-195	+10% $-106
Rate	-1.0pp $-107	-0.5pp $-195	base $-284	+0.5pp $-374	+1.0pp $-467

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $350,000 Active 94 DOM
2. 2026-06-18
   days on market $350,000 Active 91 DOM
3. 2026-06-17
   days on market $350,000 Active 90 DOM
4. 2026-06-16
   days on market $350,000 Active 89 DOM
5. 2026-06-15
   days on market $350,000 Active 88 DOM
6. 2026-06-13
   days on market $350,000 Active 86 DOM
7. 2026-06-09
   days on market $350,000 Active 82 DOM
8. 2026-06-08
   days on market $350,000 Active 81 DOM
9. 2026-06-07
   days on market $350,000 Active 80 DOM
10. 2026-06-05
    days on market $350,000 Active 77 DOM
11. 2026-06-03
    days on market $350,000 Active 76 DOM
12. 2026-06-02
    days on market $350,000 Active 75 DOM
13. 2026-06-01
    days on market $350,000 Active 74 DOM
14. 2026-05-31
    days on market $350,000 Active 73 DOM
15. 2026-03-19
    listed $350,000 Active 961-char remark

    Show marketing remark (961 chars)

    Nestled on a peaceful 2.46-acre lot in Christiana, this charming modular home offers the perfect blend of country living and modern convenience. With 3 spacious bedrooms and 2 full bathrooms, this property provides ample room for relaxation and everyday living. Imagine sipping your morning coffee while taking in the serene views of your expansive land or hosting weekend gatherings under the open sky. Whether you're dreaming of starting a garden, creating a play space, or just enjoying the privacy of your own acreage, this property delivers endless possibilities. Located at 8591 Lowe Christiana Rd, you'll enjoy the tranquility of rural life while being just a short drive from the conveniences of Murfreesboro and surrounding areas. Don't miss the opportunity to make this property your retreat from the hustle and bustle. Schedule your showing today and discover the potential of this beautiful slice of Tennessee! Auction Set for April 25th, 2026 11 AM

16. 2021-03-26
    soldstatus $206,000 Closed 246-char remark

    Show marketing remark (246 chars)

    Extremely well-kept home located on 2.46 acres with tons of privacy! Vaulted ceilings, front and back decks have been redone, spacious kitchen and bedrooms, fireplace has never been used. This home is on permanent foundation and has been detitled

17. 2021-02-13
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Extremely well-kept home located on 2.46 acres with tons of privacy! Vaulted ceilings, front and back decks have been redone, spacious kitchen and bedrooms, fireplace has never been used. This home is on permanent foundation and has been detitled

18. 2021-02-13
    status Active 246-char remark

    Show marketing remark (246 chars)

    Extremely well-kept home located on 2.46 acres with tons of privacy! Vaulted ceilings, front and back decks have been redone, spacious kitchen and bedrooms, fireplace has never been used. This home is on permanent foundation and has been detitled

19. 2021-02-13
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Extremely well-kept home located on 2.46 acres with tons of privacy! Vaulted ceilings, front and back decks have been redone, spacious kitchen and bedrooms, fireplace has never been used. This home is on permanent foundation and has been detitled

20. 2021-02-11
    listed $200,000 Active 246-char remark

    Show marketing remark (246 chars)

    Extremely well-kept home located on 2.46 acres with tons of privacy! Vaulted ceilings, front and back decks have been redone, spacious kitchen and bedrooms, fireplace has never been used. This home is on permanent foundation and has been detitled

21. 2017-02-10
    soldstatus $120,000
22. 2017-02-09
    soldstatus $120,000 Closed
23. 2016-12-07
    historical Contingent - Financing
24. 2016-12-01
    listed $124,900 Active
25. 2005-01-03
    soldstatus $45,000
26. 2004-03-15
    soldstatus $30,000

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$1,552/yr (+$129/mo · 166.3%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,967
• − Mortgage interest: −$19,605
• − Property taxes: −$933
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$10,182
• Taxable loss: −$9,818
• Est. tax savings @ 24.0%: +$2,356
• After-tax cash flow: $-1,048/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — Christiana

• Score: 73/100
• State rank: #28
• US rank: #5611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,786

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.82%
• Current HPI: 356.3122
• 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

+1066.7% since first listed

12 events — show timeline

• 2026-03-19 Listed $350,000 REALTRACS as Distributed by MLS Grid
• 2021-03-26 Sold (MLS) $206,000 REALTRACS as Distributed by MLS Grid
• 2021-02-13 Pending — REALTRACS as Distributed by MLS Grid
• 2021-02-13 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-02-13 Pending — REALTRACS as Distributed by MLS Grid
• 2021-02-11 Listed $200,000 REALTRACS as Distributed by MLS Grid
• 2017-02-10 Sold (Public Records) $120,000 Public Records
• 2017-02-09 Sold (MLS) $120,000 REALTRACS as Distributed by MLS Grid
• 2016-12-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-12-01 Listed $124,900 REALTRACS as Distributed by MLS Grid
• 2005-01-03 Sold (Public Records) $45,000 Public Records
• 2004-03-15 Sold (Public Records) $30,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $933 · +0.0% YoY. Source: county tax records.