71 Oakwood Ln · Lynchburg, Moore County, TN 37388

$150,000

4 bd · 2.0 ba · 2,231 sqft · SingleFamily public records · 105 Days on market

Built 1960 1.54 ac lot

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Why this score? — see what drove the C+ 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

* * home sale contingency fell through * * 4-bedroom, 2-bath brick home on a 1.54 acre wooded lot offering approximately 2,231 square feet. Built in 1960, the property presents a clear opportunity for investors or contractors looking for a full renovation project. The level, wooded lot provides space and privacy that is increasingly difficult to find. Recent cleanup has removed debris and cleared trees around the home, opening up the property and making it easier to evaluate. Cash or renovation financing likely required. Property is being sold as-is and the seller will make no repairs. Utilities may not be active. Enter at your own risk; some parts of the floor may not be safe to walk on

Key facts

• Wooded lot
• Space and privacy
• 1.54 acre lot

Tags

• WOODED LOT
• FULL RENOVATION PROJECT
• SPACE AND PRIVACY

Property features AI

Finance

• Financial info: Annual property tax listed (amount provided in original data)

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Private water; Septic tank sewer; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction; Brick/mortar foundation; Approximate year built
• Exterior features: Lot approximately 1.54 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood flooring; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 1.7% in Lynchburg, Moore County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Lake Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 225 students, 0% FRL); Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $150k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $5,194
• Equity at exit: $22,365

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $42,416
• Equity at exit: $12,969

Cash invested: $42,000 (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 37388

• Home prices YoY: -19.9%
• Active inventory: 326
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $464

Break-even live

Break-even rent $1,188

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 105 DOM
2. 2026-06-18
   days on market $150,000 Active 104 DOM
3. 2026-06-17
   days on market $150,000 Active 103 DOM
4. 2026-06-16
   days on market $150,000 Active 102 DOM
5. 2026-06-15
   days on market $150,000 Active 101 DOM
6. 2026-06-14
   days on market $150,000 Active 99 DOM
7. 2026-06-13
   days on market $150,000 Active 98 DOM
8. 2026-06-10
   days on market $150,000 Active 96 DOM
9. 2026-06-09
   days on market $150,000 Active 95 DOM
10. 2026-06-09
    price $150,000 Active 94 DOM
11. 2026-06-08
    days on market $165,000 Active 94 DOM
12. 2026-06-07
    days on market $165,000 Active 93 DOM
13. 2026-06-05
    days on market $165,000 Active 90 DOM
14. 2026-06-03
    days on market $165,000 Active 89 DOM
15. 2026-06-03
    status $165,000 Active 88 DOM
16. 2026-06-02
    days on market $165,000 Active Under Contract 88 DOM
17. 2026-06-01
    days on market $165,000 Active Under Contract 87 DOM
18. 2026-05-31
    days on market $165,000 Active Under Contract 86 DOM
19. 2026-05-30
    days on market $165,000 Active Under Contract 85 DOM
20. 2026-04-04
    historical Active Under Contract
21. 2026-03-07
    listed $165,000 Active
22. 2005-08-02
    soldstatus $92,000

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,304
• − Mortgage interest: −$8,402
• − Property taxes: −$1,076
• − Insurance: −$750
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,364
• Taxable income: $3,303
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,772/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Lynchburg, Moore County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Coffee County · 57,744 people
• City population: 3,089
• Metro: Tullahoma-Manchester, TN
• Population (ZIP): 27,939
• Household income: $59,537
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 693.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.82%
• Current HPI: 317.7062
• Rent YoY: —
• Metro: Tullahoma-Manchester, TN
• 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

+79.3% since first listed

3 events — show timeline

• 2026-04-04 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-07 Listed $165,000 REALTRACS as Distributed by MLS Grid
• 2005-08-02 Sold (Public Records) $92,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,076 · +0.0% YoY. Source: county tax records.