123 W School St · Linden, TN 37096

$59,900

3 bd · 1.0 ba · 1,968 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.28 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Location, location, location! Situated in the heart of Linden, TN, this property offers one of the best locations in town with a spacious lot and large yard that provides plenty of room for gardening, outdoor entertaining, children to play, or future improvements. The home itself needs work and is being sold as-is, but for the right buyer, it presents an opportunity to renovate, remodel, or create something truly special. What you see is what you get—a home with potential sitting on a beautiful piece of property in a highly desirable location. If you've been searching for a place where the land and location do most of the talking, this is one worth seeing. Home is selling as-is with a

Key facts

• 0.28 acre lot
• Built 1950
• Listed 4 days

Property features AI

Finance

• Other: Living area approximately 1,069 square feet; Year built: existing (per assessor)

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: Lot roughly 0.28 acre with irregular dimensions (118' x 90' x 125' x 102'); Water available

Interior

• Kitchen: Refrigerator, Freezer
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfinished basement; Dryer, Freezer, Refrigerator, Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 65/100 on livability (#147 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County (rural): math 17% / reading 21% proficiency, ranked #124 of 139 in TN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Linden Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 303 students, 0% FRL); Perry County High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 294 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 12 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $5k appreciation (8.2% local appreciation)).
• Perry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.16%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 4.48×
• Total profit: $58,306
• Equity at exit: $46,100

10-year hold

• IRR: 45.3%
• Equity multiple: 9.62×
• Total profit: $144,609
• Equity at exit: $92,077

Cash invested: $16,772 (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 37096

• Home prices YoY: 2.5%
• Active inventory: 137
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $519

Break-even live

Break-even rent $479

Max offer price $59,900

Occupancy floor 49%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $59,900 Pending 4 DOM
2. 2026-06-08
   days on market $59,900 Active 4 DOM
3. 2026-06-08
   days on market $59,900 Active 3 DOM
4. 2026-06-07
   remarks 693-char remark
5. 2026-06-07
   listed $59,900 Active 2 DOM

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $472 · $39/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $13,637
• − Mortgage interest: −$3,355
• − Property taxes: −$472
• − Insurance: −$300
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$1,743
• Taxable income: $5,586
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,892/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: Perry County
• NCES district ID: 4703390
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $32,903
• Composite: 15.44/100
• National rank: #9315
• State rank: #124 of 139 in TN

Livability — Linden

• Score: 65/100
• State rank: #147
• US rank: #13244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, TN
• Population (ZIP): 5,851

Population outlook (Perry County) Hauer SSP2

• Today (2025): 7,645 people
• By 2030: 7,424 · -2.9%
• By 2040: 7,008 · -8.3%
• By 2050: 6,656 · -12.9%
• By 2075: 5,907 · -22.7%
• By 2100: 5,253 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 2% Estonian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+69.5) · D 15.0% · R 84.5%
• 2008→2024 swing: -60.6pp toward R · 2008: -8.9pp · 2024: -69.5pp
• All cycles: 2024: R+69.5 2020: R+63.0 2016: R+55.0 2012: R+22.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 339.2223
• 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

1 event — show timeline

• 2026-06-04 Listed $59,900 REALTRACS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $472 · +0.0% YoY. Source: county tax records.