175 Heritage Cir · Pleasant Hill, TN 38571

$135,000

2 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 206 Days on market

Built 1972 0.30 ac lot

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 175 Heritage Circle at Uplands Village. This charming 2-bedroom, 1.5-bath home nestled in the quiet, country-like setting of Uplands Village. Offering 1,517 square feet of living space, this home features a warm stone gas fireplace that anchors the living area, and a dedicated office. The one-car garage adds convenience, while the peaceful surroundings provide a sense of privacy and calm. With solid bones and plenty of character, this home is ready for a little love—perfect for buyers looking to add their own personal touch and build equity in a serene setting. The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ Continuing Care Retirement Community) and sign a membership contract before or at closing. A one-time membership fee, per person, and monthly services fee, per person, applies. Fees vary and are based on the number of occupants living in a home. Contact our office for additional information and current fee schedule.

Key facts

• 0.3 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: HOA with grounds maintenance; Community coin laundry; Recreation facilities

Exterior

• Parking: Attached 1-car garage with garage door opener
• Utilities: Sewer: Other
• Home design: Detached property
• Construction: Block, frame, and other construction materials
• Exterior features: Rolling slope lot; Country setting view

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator
• Bedrooms: Master bedroom; Bedroom 2; Office (can function as additional bedroom/den)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas and electric); Central cooling; Ceiling fans
• Interior features: Eat-in kitchen; Unfinished basement; Gas fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#306 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.61×
• Total profit: $98,477
• Equity at exit: $121,619

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $270,205
• Equity at exit: $262,275

Cash invested: $37,800 (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 38571

• Home prices YoY: 6.7%
• Active inventory: 218
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $393

Break-even live

Break-even rent $1,007

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $469	-5% $431	+0% $393	+5% $355	+10% $316
Rent	-10% $274	-5% $333	+0% $393	+5% $452	+10% $512
Rate	-1.0pp $461	-0.5pp $427	base $393	+0.5pp $358	+1.0pp $322

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 206 DOM
2. 2026-06-18
   days on market $135,000 Active 204 DOM
3. 2026-06-17
   days on market $135,000 Active 203 DOM
4. 2026-06-16
   days on market $135,000 Active 202 DOM
5. 2026-06-15
   days on market $135,000 Active 201 DOM
6. 2026-06-13
   days on market $135,000 Active 199 DOM
7. 2026-06-12
   days on market $135,000 Active 198 DOM
8. 2026-06-09
   days on market $135,000 Active 195 DOM
9. 2026-06-08
   days on market $135,000 Active 194 DOM
10. 2026-06-08
    days on market $135,000 Active 193 DOM
11. 2026-06-07
    days on market $135,000 Active 192 DOM
12. 2026-06-03
    days on market $135,000 Active 189 DOM
13. 2026-06-02
    days on market $135,000 Active 188 DOM
14. 2026-06-01
    days on market $135,000 Active 187 DOM
15. 2026-05-31
    days on market $135,000 Active 186 DOM
16. 2026-03-01
    listed $135,000 Active 995-char remark

    Show marketing remark (995 chars)

    Welcome to 175 Heritage Circle at Uplands Village. This charming 2-bedroom, 1.5-bath home nestled in the quiet, country-like setting of Uplands Village. Offering 1,517 square feet of living space, this home features a warm stone gas fireplace that anchors the living area, and a dedicated office. The one-car garage adds convenience, while the peaceful surroundings provide a sense of privacy and calm. With solid bones and plenty of character, this home is ready for a little love—perfect for buyers looking to add their own personal touch and build equity in a serene setting. The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ Continuing Care Retirement Community) and sign a membership contract before or at closing. A one-time membership fee, per person, and monthly services fee, per person, applies. Fees vary and are based on the number of occupants living in a home. Contact our office for additional information and current fee schedule.

17. 2025-11-26
    listed $135,000 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: $375 · $31/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$584/yr (+$49/mo · 155.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,049
• − Mortgage interest: −$7,562
• − Property taxes: −$375
• − Insurance: −$675
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$3,927
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $4,084/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Pleasant Hill

• Score: 58/100
• State rank: #306
• US rank: #20874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, TN
• City population: 146
• Population (ZIP): 14,573

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 382.4479
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-01 Listed $135,000 UCMLS
• 2025-11-26 Listed $135,000 Knoxville MLS

Property tax history

+3.9%/yr

Latest (2025): $375 · +0.0% YoY. Source: county tax records.