1531 Stone Hill Rd · Mount Juliet, TN 37122

$342,000

3 bd · 2.0 ba · 1,183 sqft · SingleFamily public records · 31 Days on market

Built 1987 0.26 ac lot Est $375k · 9% 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).

• Cash flow +13.1/30.0
• ARV discount +11.5/15.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your own place to call home in a great location close to shopping, schools, and more. This one-story home sits on a large corner lot beneath beautiful mature trees and offers a split floor plan featuring 3 bedrooms and 2 bathrooms, a privacy fenced backyard, and an oversized detached garage/workshop with doors on both sides.

Key facts

• Exterior deck
• Cozy fireplace
• Fresh interior paint

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• EXTERIOR DECK
• FULLY FENCED BACKYARD
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 covered parking space
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property; Existing construction
• Construction: Brick construction
• Exterior features: Lot approximately 0.26 acres; Lot dimensions 82 x 96

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $342k.

Deal economics

• At list price, monthly cash flow is $-13 ($-161/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (25.7% below list).
• Recommended offer: $254k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Rutland Elementary (math 58% / reading 51%, grade C, #92 of 952 statewide, top 10%, 1,361 students, 0% FRL); West Wilson Middle School (math 46% / reading 33%, grade F, #45 of 333 statewide, top 14%, 1,250 students, 0% FRL); Wilson Central High School (math 14% / reading 53%, grade F, #52 of 332 statewide, top 16%, 1,582 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); 973 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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 31 days — a 3% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

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 $254,034 (25.7% 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 31 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $375,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Belinda Pkwy	0.24mi	3/1.5	1,145 (-3%)	3mo	$339,900	$297	78
436 Sunset Dr	0.35mi	3/2.0	1,144 (-3%)	1mo	$377,000	$330	77
403 Sunny Acre Ct	0.27mi	3/1.0	1,050 (-11%)	2mo	$329,000	$313	63
127 Old Towne Dr	0.50mi	2/2.0 (-1)	1,237 (+5%)	2mo	$415,000	$335	62
340 Sunrise Cir	0.51mi	3/2.0	1,132 (-4%)	8mo	$364,900	$322	62
139 Old Towne Dr	0.51mi	2/2.0 (-1)	1,237 (+5%)	9mo	$405,000	$327	56
623 Meadowview Ct	0.34mi	3/1.0	1,058 (-11%)	9mo	$320,000	$302	55
303 Sunrise Cir	0.48mi	3/1.0	1,050 (-11%)	1mo	$314,900	$300	54
509 Scout Dr	0.64mi	2/2.0 (-1)	1,244 (+5%)	8mo	$430,000	$346	50
107 Old Towne Dr	0.52mi	2/2.0 (-1)	1,342 (+13%)	3mo	$425,000	$317	46
157 Old Towne Dr	0.57mi	2/2.0 (-1)	1,342 (+13%)	4mo	$385,000	$287	43
408 Belinda Pkwy	0.68mi	3/2.0	1,341 (+13%)	9mo	$355,875	$265	38

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-54,594
• Equity at exit: $50,993

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-41,626
• Equity at exit: $29,570

Cash invested: $95,760 (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 37122

• Home prices YoY: -30.1%
• Rents YoY: 3.7%
• Active inventory: 973
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,793
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-13

Break-even live

Break-even rent $2,557

Max offer price $339,624

Occupancy floor 96%

Sensitivity live

Price	-10% $180	-5% $83	+0% $-13	+5% $-110	+10% $-207
Rent	-10% $-214	-5% $-114	+0% $-13	+5% $87	+10% $187
Rate	-1.0pp $159	-0.5pp $74	base $-13	+0.5pp $-102	+1.0pp $-192

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: $85,500
• Closing costs: $10,260
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 Stone Hill Rd Mount Juliet, TN	3.0	2.0	1400	$3,000	$2.14	5d	1	0.06mi
508 Meadowbrook Ct Mount Juliet, TN	3.0	1.0	1046	$1,750	$1.67	5d	1	0.35mi
230 Sunny Acre Dr Mount Juliet, TN	3.0	2.0	1289	$1,960	$1.52	45d	1	0.47mi
102 Oak Ct Mount Juliet, TN	3.0	1.5	1475	$2,310	$1.57	3d	1	0.53mi
120 Shadow Creek Cv Mount Juliet, TN	2.0	2.5	1216	$1,700	$1.40	16d	1	0.80mi

Listing history 31 events

1. 2026-06-21
   days on market $342,000 Active 31 DOM
2. 2026-06-18
   days on market $342,000 Active 28 DOM
3. 2026-06-17
   days on market $342,000 Active 27 DOM
4. 2026-06-16
   days on market $342,000 Active 26 DOM
5. 2026-06-15
   days on market $342,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $342,000 Active 23 DOM
7. 2026-06-09
   days on market $350,000 Active 19 DOM
8. 2026-06-08
   days on market $350,000 Active 18 DOM
9. 2026-06-07
   days on market $350,000 Active 17 DOM
10. 2026-06-03
    days on market $350,000 Active 13 DOM
11. 2026-06-02
    days on market $350,000 Active 12 DOM
12. 2026-06-01
    days on market $350,000 Active 11 DOM
13. 2026-05-31
    days on market $350,000 Active 10 DOM
14. 2026-05-21
    listed $350,000 Active
15. 2026-05-08
    soldstatus $350,000
16. 2021-09-03
    soldstatus $270,000
17. 2021-08-31
    soldstatus $270,000 335-char remark

    Show marketing remark (335 chars)

    Discover your own place to call home in a great location close to shopping, schools, and more. This one-story home sits on a large corner lot beneath beautiful mature trees and offers a split floor plan featuring 3 bedrooms and 2 bathrooms, a privacy fenced backyard, and an oversized detached garage/workshop with doors on both sides.

18. 2018-11-16
    soldstatus $215,500
19. 2018-11-14
    soldstatus $215,500 Closed 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

20. 2018-10-16
    historical Contingent - Inspection 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

21. 2018-10-04
    price $219,900 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

22. 2018-09-27
    status Active 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

23. 2018-09-11
    historical Contingent - Inspection 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

24. 2018-09-07
    listed $224,900 Active 354-char remark

    Show marketing remark (354 chars)

    Terrific Location only a Few Minutes from the Interstate and Providence Marketplace. One Story on a Large Corner Homesite with Beautiful Mature Trees. Split floor plan, Both Bathrooms have Updated Tle, HVAC is only 1 Year Old, Detached Oversized One Car Garage/Workshop with a Garage Door on Both Sides, Vaulted Ceiling, & Stainless Steel Appliances

25. 2016-05-24
    soldstatus $160,000
26. 2014-02-26
    soldstatus $106,100 Closed
27. 2014-02-26
    soldstatus $106,100
28. 2014-01-27
    historical
29. 2013-12-20
    listed $117,000
30. 2003-05-09
    soldstatus $105,000
31. 1998-06-26
    soldstatus $94,500

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $2,428 · $202/mo
• Expected delta: +$1,416/yr (+$118/mo · 139.9%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,484
• − Mortgage interest: −$19,157
• − Property taxes: −$1,012
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$9,949
• Taxable loss: −$6,222
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $1,332/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: 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

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 · 144,921 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: 602.0

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%

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%

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

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

+270.4% since first listed

18 events — show timeline

• 2026-05-21 Listed $350,000 REALTRACS as Distributed by MLS Grid
• 2026-05-08 Sold (Public Records) $350,000 Public Records
• 2021-09-03 Sold (Public Records) $270,000 Public Records
• 2021-08-31 Sold (MLS) $270,000 REALTRACS as Distributed by MLS Grid
• 2018-11-16 Sold (Public Records) $215,500 Public Records
• 2018-11-14 Sold (MLS) $215,500 REALTRACS as Distributed by MLS Grid
• 2018-10-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-10-04 Price Changed $219,900 REALTRACS as Distributed by MLS Grid
• 2018-09-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2018-09-11 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-09-07 Listed $224,900 REALTRACS as Distributed by MLS Grid
• 2016-05-24 Sold (Public Records) $160,000 Public Records
• 2014-02-26 Sold (MLS) $106,100 REALTRACS as Distributed by MLS Grid
• 2014-02-26 Sold (MLS) $106,100 REALTRACS as Distributed by MLS Grid
• 2014-01-27 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-12-20 Listed $117,000 REALTRACS as Distributed by MLS Grid
• 2003-05-09 Sold (Public Records) $105,000 Public Records
• 1998-06-26 Sold (Public Records) $94,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,012 · +8.9% YoY. Source: county tax records.