Clarksville’s supplied Zillow measures put the typical city home value at $322,202 and typical observed market rent at $1,376 monthly. Annualized Zillow rent divided by Zillow value produces a 5.1% gross yield before every operating cost and financing item, including vacancy, management, maintenance, insurance, taxes, capital work and utilities. The value is 4.65x ACS median household income, while annual rent is 23.8% of that income. These are citywide affordability screens, not borrower qualification or property cash flow.
The ACS city housing stock has 72,320 units; 44.4% of occupied units are renter-occupied and 6.2% of all units are vacant. This is stock and tenure context, not evidence that a particular rental will lease quickly. ACS reports a $263,600 median value for surveyed occupied owner housing and $1,307 median gross rent for surveyed occupied renter housing, including contract rent plus selected utilities. These differ in concept and period from Zillow’s typical value and observed market rent, so they should not be averaged or substituted.
Direct city depth adds caution: 47.7% of renter households meet the ACS rent-burden threshold, while 72.7% of housing units are single-family and 4.1% are in large multifamily structures. Among vacant units, 38.1% are classified for rent; that survey reason does not equal investable or ready-to-lease inventory. Population is 176,456, up 15.4% between overlapping ACS vintages; the change is not annualized and may include boundary effects. Median household income is $69,303, with poverty at 12.3% and unemployment at 5.5%. These are descriptive city context and demand constraints, not causes or evidence about tenant quality, unit rents or absorption.
Montgomery County context shows a 59-day median listing time, a 19.0% price-reduced share and a 0.606% property-tax rate; these county measures do not establish city transaction terms or a parcel’s tax bill. The broader Clarksville metro reports 4.3 months of supply and 0.2% annual job growth; those metro conditions frame liquidity and demand but do not measure Clarksville alone. At the national scope, Freddie Mac’s thirty-year mortgage rate is 6.58%, a financing benchmark rather than a property-specific quote.
The main limitation is aggregation: city averages cannot capture address-level condition, lease terms, expenses or insurability; county, metro and national data use different populations and denominators. Before underwriting, verify comparable sales and leases, utility responsibility, occupancy, taxes, insurance and hazard deductibles, HOA charges, management and turnover costs, rent restrictions, permits, inspection findings and capital needs. Obtain a live loan quote and build property-specific net operating income, debt service and stress cases; treat the city gross yield only as a screen.