Clarksville’s Zillow ZHVI typical home value is $322,202, and its ZORI typical observed market rent is $1,376 a month, implying a 5.1% gross yield before every operating cost. The value equals 4.65x ACS median household income, while annualized ZORI equals 23.8% of that income. These are citywide screening measures, not a property cash flow or household-specific affordability test; actual debt service, unit rent, utilities and expenses can materially change the result.
Clarksville has 72,320 housing units. Renters occupy 44.4% of occupied units, and the citywide housing vacancy rate is 6.2%; neither indicates how quickly a particular rental will lease. ACS reports a $263,600 median home value and $1,307 median gross rent for surveyed occupied housing, with gross rent including contract rent and selected utilities. Those ACS measures differ in concept and period from Zillow’s typical market value and observed rent, so they should not be averaged or treated as direct comparables.
Direct city survey context shows a 47.7% rent-burden share, while single-family units represent 72.7% of housing and large-multifamily units 4.1%. Vacancy reasons include 1,708 units classified as for rent and 528 as for sale, but these categories do not measure available investment inventory. Population is 176,456, and the 15.4% increase compares overlapping ACS vintages; it is not annualized, and boundary changes may contribute. Median household income is $69,303, with poverty at 12.3% and unemployment at 5.5%. These are descriptive demand constraints, not causal evidence or property-level tenant quality.
The county context for Montgomery County shows a 59-day median market time and 19.0% of listings with price reductions; those county measures inform resale competition but do not measure Clarksville alone. The broader Clarksville metro reports 4.3 months of supply and 0.2% job growth, so metro conditions add market and labor context without establishing city performance. The national Freddie Mac 30-year mortgage rate is 6.66%, a national financing benchmark rather than a quote for a Clarksville borrower or property.
Underwriting is limited by citywide typicals and surveys, plus county, metro and national context with different denominators and periods. The gross yield omits property tax, insurance, maintenance, capital work, management, vacancy, transaction costs and financing. Before acting, verify the address’s achievable rent with current unit-level comparables and leases; inspect condition and major systems; confirm parcel taxes, insurance availability and hazard exposure; identify owner-paid utilities, fees and restrictions; and obtain property-specific financing and closing estimates.