CLARKSVILLE, TN 37042

Property Overview:

•  Type: Single Family Residence — one-story ranch•
• Size: 4 bed / 3 bath, 1,840 sqft• Lot Size: 1.18 ACRES (52,708 sqft) •
• Year Built: 1985• Exterior: Brick construction•
• Zoning: R-1 (REZONING POTENTIAL)•
• Location: *** Zachry Dr, Clarksville, TN 37042•
• County: Montgomery•
• APN: 054F A 02601 00007054F•
• Water: Municipal•
• HOA: None

Property Highlights:• 

• $196,000 starting price in a market where Redfin AVM independently values this property at $311,653 — $113K+ instant equity for the buyer•
• 1.18 ACRES — one of the largest parcels in the 37042 corridor at this price band, strong lot premium for retail exit•
• ZONED R-1 with REZONING POTENTIAL — unlocks potential future density play, multifamily conversion, or lot split (buyer to verify with Montgomery County Planning)•
•  ONE-STORY ranch layout on durable brick construction — highest-demand floor plan for both retail buyers and aging-in-place market•
• Near neighborhood Walmart on Dover Rd — walkable retail corridor•
• 10 minutes to Fort Campbell — one of the largest military installations in the US and the #1 rental demand driver in Clarksville• Nashville metro growth corridor — 45 minutes NW of Downtown Nashville•
• 37042 median home value: $319,000 (up 1% YoY, Clarksville metro at $356K)•
• Byrns L Darden Elementary School — GreatSchools 6/10 rating• Clarksville remains one of the fastest-growing midsize MSAs in Tennessee•
• Multiple exit strategies: fix-and-flip, BRRRR, buy-and-hold military rental, or long-hold with rezoning upside

Repairs Needed:

•  interior cosmetic renovation• Kitchen and bath updates•
• System verification during DD (HVAC, plumbing, electrical)•
• Standard 1985 brick ranch rehab scope•
• Estimated Repair Costs: $30,000 - $45000

ARV — $310,000 Independently Validated:•

Redfin AVM: $311,653 (verified at the exact ARV target)•

Movoto AVM: $276,855 (conservative floor)•

• 303 Nice Dr, Clarksville — 4BR/2BA, 1,900 sqft (nearby comp) — $300,000• 
• 37042 median home value: $319,000•
• Clarksville market median: $356,000• 
• Nearby recent sale: $237,500 (3BR/2BA, 1,200 sqft)

Potential Rent Returns:

Clarksville 4BR/3BA homes rent at $1,700-$2,100/mo given Fort Campbell military demand and the 1.18-acre lot premium. At $1,900/mo gross ($22,800 annual), less 40% expenses = $13,680 NOI. On ~$240K all-in basis, that's a 5.7% cap rate with strong appreciation upside in a growing MSA.

Fix-and-Flip Math:•

• All-in ~$250K (purchase + rehab + holding/closing/sale)•
•  Exit at $310K ARV = $60K gross spread,
• ~$40-50K net profit•
• 90-120 day cycle target

BRRRR Math:•

• All-in ~$235K (purchase + rehab)•
• Refi at 75% LTV on $310K stabilized BPO = $232K cash-out•
• Recovers 99% of capital — buyer keeps a cashflowing Clarksville rental with virtually zero cash left•
•  1.18-acre lot adds appreciation optionality independent of structure

Ways to Win:

1) COSMETIC REHAB + RETAIL FLIP (Primary Play)Standard cosmetic refresh, exit to a retail buyer looking for one-story brick on acreage. Fort Campbell families, Nashville commuters, and local Clarksville buyers all actively hunt this product profile.

2) BRRRR + MILITARY RENTALClarksville's rental market is driven by Fort Campbell soldiers and their families. 4BR on acreage rents fast to military families. Refi math recovers nearly all capital.

3) R-1 REZONING / FUTURE DENSITY PLAY1.18 acres is substantially larger than most Clarksville residential lots. Explore rezoning to higher-density residential (R-2 or R-3) or lot split potential with Montgomery County Planning. Long-term upside independent of the structure.

4) BUY-AND-HOLD APPRECIATIONClarksville is a top-growth MSA in Tennessee. 37042 median up 1% YoY in a soft national market. Long-term hold captures continued military + Nashville spillover growth.

Location Fundamentals:• 10 min to Fort Campbell (105,000+ military/civilian personnel + families)• 45 min to downtown Nashville• Walkable to Dover Rd Walmart retail corridor• Austin Peay State University nearby• I-24 access to Nashville metro• Growing Clarksville MSA — top 5 fastest-growing midsize MSAs in Tennessee

Ideal Buyer:• Clarksville / Nashville metro flippers• Fort Campbell military rental operators• BRRRR investors seeking strong refi cash-out on sub-$250K acquisitions• Buy-and-hold landlords building Clarksville portfolios• Investor-developers exploring R-1 rezoning / lot split plays on acreage• 1031 exchange buyers targeting Tennessee growth markets• Section 8 landlords (Montgomery County voucher demand strong)

Deal Terms:• Starting Price: $196,000•

 EMD: $5000

 COE: 11/27/2026

Cash or Hard Money Only — POF required• 

Remember, you miss 100% of the shots you don't take. Submit that offer today!