805 Headden Dr · Tiptonville, TN 38079

$120,000

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 57 Days on market

Built 1965 0.28 ac lot $88/sqft · 6% below area Est $128k · 6% under

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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 +21.0/30.0
• ARV discount +10.2/15.0
• DSCR +6.7/10.0
• Appreciation +6.0/10.0
• 1% rule +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Welcome home to this charming brick 3 bedroom, 1.5 bath property that offers the perfect blend of comfort, updates, and location. With an additional den, you'll have the flexibility for a second living area, home office, or bonus space to fit your lifestyle. Inside, you'll find new flooring installed within the past year, along with original hardwood floors in the bedrooms and closets that add timeless character. The home has also been updated with new ceiling fans and light fixtures, giving it a fresh, move-in-ready feel. Enjoy peace of mind with major updates already taken care of, including a 5-year-old roof and a 4-year-old HVAC system. Gas heat and a cozy gas fireplace provide efficie

Key facts

• Additional den
• New ceiling fans
• Brick property

Tags

• BRICK PROPERTY
• ADDITIONAL DEN
• NEW FLOORING
• ORIGINAL HARDWOOD FLOORS
• NEW CEILING FANS
• NEW LIGHT FIXTURES

Property features AI

Exterior

• Parking: 3 parking spaces total; 1-car carport
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One level / single-story
• Exterior features: Lot dimensions approximately 80 x 150; 0.28-acre lot

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Natural gas heating
• Interior features: Gas log fireplace; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (4.1% below list).
• Recommended offer: $115k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#302 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, schools F, amenities F.
• Lake County (rural): math 11% / reading 14% proficiency, ranked #135 of 139 in TN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 3 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (2.0% local appreciation)).
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,025 (4.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (median comp): $127,730
• List price: $120,000
• Delta: -6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Markham St	0.22mi	3/1.5	1,377 (+1%)	11mo	$55,000	$40	77
124 Algee St	0.39mi	3/2.0	1,341 (-1%)	4mo	$135,000	$101	76
810 Headden Dr	0.05mi	3/1.0	1,511 (+11%)	2mo	$143,500	$95	73
809 Berry Ln	0.13mi	3/1.0	1,300 (-4%)	24mo	$130,000	$100	63
925 Parnell St	0.08mi	3/1.0	1,260 (-7%)	22mo	$123,500	$98	62
1012 Robertson St	0.34mi	3/2.0	1,245 (-8%)	13mo	$179,900	$144	59
421 Walnut St	0.34mi	3/2.0	1,509 (+11%)	19mo	$158,000	$105	50
402 Foster St	0.41mi	2/1.0 (-1)	1,260 (-7%)	13mo	$160,000	$127	49
202 N Court St	0.69mi	3/2.0	1,540 (+13%)	6mo	$132,500	$86	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.57×
• Total profit: $19,033
• Equity at exit: $47,473

10-year hold

• IRR: 13.4%
• Equity multiple: 2.80×
• Total profit: $60,611
• Equity at exit: $68,471

Cash invested: $33,600 (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 38079

• Home prices YoY: 1.1%
• Active inventory: 32
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $168

Break-even live

Break-even rent $937

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $236	-5% $202	+0% $168	+5% $134	+10% $100
Rent	-10% $77	-5% $123	+0% $168	+5% $214	+10% $259
Rate	-1.0pp $229	-0.5pp $199	base $168	+0.5pp $137	+1.0pp $105

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 57 DOM
2. 2026-06-18
   days on market $120,000 Active 55 DOM
3. 2026-06-17
   days on market $120,000 Active 54 DOM
4. 2026-06-16
   days on market $120,000 Active 53 DOM
5. 2026-06-15
   days on market $120,000 Active 52 DOM
6. 2026-06-13
   days on market $120,000 Active 50 DOM
7. 2026-06-12
   pricedays on market $120,000 Active 49 DOM
8. 2026-06-09
   days on market $130,000 Active 46 DOM
9. 2026-06-08
   days on market $130,000 Active 45 DOM
10. 2026-06-08
    days on market $130,000 Active 44 DOM
11. 2026-06-05
    days on market $130,000 Active 42 DOM
12. 2026-06-03
    days on market $130,000 Active 40 DOM
13. 2026-06-02
    days on market $130,000 Active 39 DOM
14. 2026-06-01
    days on market $130,000 Active 38 DOM
15. 2026-05-31
    days on market $130,000 Active 37 DOM
16. 2026-05-09
    price $130,000 2779-char remark
17. 2026-05-08
    price $120,000 2779-char remark
18. 2026-04-24
    listed $140,000 Active 2779-char remark
19. 2022-08-01
    soldstatus $110,000
20. 1979-11-08
    soldstatus $30,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$117/yr (+$10/mo · 15.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,803
• − Mortgage interest: −$6,722
• − Property taxes: −$735
• − Insurance: −$600
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,491
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,007/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: Lake County
• NCES district ID: 4702280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 14% ▼ -9.00%
• Median HH income: $29,058
• Composite: 9.69/100
• National rank: #9833
• State rank: #135 of 139 in TN

Livability — Tiptonville

• Score: 58/100
• State rank: #302
• US rank: #20747

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiptonville, TN
• Population (ZIP): 4,450

Population outlook (Lake County) Hauer SSP2

• Today (2025): 7,234 people
• By 2030: 7,045 · -2.6%
• By 2040: 6,848 · -5.3%
• By 2050: 6,681 · -7.6%
• By 2075: 5,629 · -22.2%
• By 2100: 4,211 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 4% Native American 2%
• Common ancestry: Iranian 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+54.9) · D 22.1% · R 77.0%
• 2008→2024 swing: -48.1pp toward R · 2008: -6.7pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+47.5 2016: R+39.6 2012: R+13.4 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 189.4148
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $120,000 CWTAR
• 2026-05-09 Price Changed $130,000 CWTAR
• 2026-05-08 Price Changed $120,000 CWTAR
• 2026-04-24 Listed $140,000 CWTAR
• 2022-08-01 Sold (Public Records) $110,000 Public Records
• 1979-11-08 Sold (Public Records) $30,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $735 · +0.0% YoY. Source: county tax records.