All Forum Posts by: John Williams

Hey Richard, Realtor/investor here in Clarksville, TN! I use My Place Realty & Property Management. They are very professional and highly responsive! 

Hello folks! Investor/Realtor here in Clarksville, TN. Would love to connect with all of you actively investing here!

Hello @Allen Wu I am a Realtor/Investor here in Clarksville, TN!

1. I do see long-term potential in this market. Fort Campbell, the adjacent military base, is a driving force to the local economy. It provides great stability to the market and provides some inherently recession-resistant benefits. Recently, we've seen a lot of interest from out of state that has, without a doubt, helped to drive up prices and competition. Why? Clarksville is still pretty affordable, yet is close enough to Nashville to enjoy some of the benefits of the city (about a 45 minute drive). We do receive a lot of spillover growth from Nashville. With that being said, prices seem to be increasing at a faster rate than rental rates. 

2.There are plenty of Class B areas and a decent amount of Class A areas. Local B-Class neighborhoods are my personal favorites for buy-and-holds. 

3. While the military base provides a lot of stability to the market, there are some drawbacks. The local economy is fairly reliant on the military base (however, we do have an increasing amount of diversification). One of the reasons that there is an increasing gap in the rent to price ratio is because Soldiers receive a housing allowance (BAH) that is capped (although it can increase). It is difficult to for rental rates to keep up with the immense growth!

It is increasingly difficult to find a deal, but they are certainly still out there ... even on the MLS!

In my opinion, Clarksville has an excellent balance of growth/appreciation and cashflow. 

I hope that helps!

-John

The future of STRs is bright in Pleasant View, TN. This small, rural town, just outside of Nashville, is the perfect pandemic getaway (and still close enough to all the fun in the city). I expect STRs that lie on the outskirts of urban areas to thrive.

Investor here in Clarksville, TN! I am lucky because I am local, but I often share the great benefits available to buy-and-hold investors here. I'm not bold enough to say it is the best market available (that is a somewhat subjective determination anyways)! However, I will say there are some VERY strong reasons why out-of-state (and local) investors will find Clarksville to be an excellent location to invest!

Ariel, 

I would suggest writing out your goals. Where do you want to be in 10, 5, 1 year(s)? Flip 10 houses/year? Buy 10 rental properties? It all depends on what your interests are so try to narrow that down a little bit. 

Evaluate your resources and determine what you can do to take action now. How much time do you have to dedicate towards growing in real estate? How much money do you have to invest in your education, properties, etc.?

Come up with an action plan!

Given your resources and your goals, what steps can you take daily and weekly to make progress?

Super general advice to a super broad question I know! Once you narrow down your interests, network with other individuals who are crushing it in that area of expertise and learn from them!

Hope that helps!

Hey Tyler! I am also an active-duty investor here in Clarksville, TN! (I am also a licensed real estate agent). If you can find something off-market with some equity in it, I don't think leveraging a HELOC is a bad idea. You could refinance that investment property and pay off that HELOC if you have enough equity (rinse and repeat). You could also just save and put down the standard 15-25% and use a conventional loan. You'd probably want to stay in affordable markets so that down payment can be much smaller! Clarksville, TN and many other Southern markets are great for buy-and-hold real estate!

Edie from 4Rent Properties does a great job in Clarksville!

It would appear that it would not be illegal to offer military/veterans special discounts or preference because giving them preference does not discriminate against any of these protected classes.

Am I missing something?

I am a buy and hold investor in Clarksville, TN. I am also currently Active Duty Army. I like to target military cities because of the stable rent growth, housing demands, and easy-to-find tenants. I also like to support the military community. 

I was doing some research and some say that you ABSOLUTELY cannot give preference to Veterans or Active Duty military when offering housing. Apparently, I can't offer waived application fees, 1/2 of first month's rent, or discounted rent to ONLY this community or I'd risk violating fair housing.

Does anyone know if this is true?

And if it is true, do you agree that it SHOULD be illegal to give preference or offer incentives to this community? 

-John