1380 Wilson Ave SE · Cleveland, TN 37311

$130,000

2 bd · 1.0 ba · 774 sqft · SingleFamily public records

Built 1922 6,098 sqft lot Est $179k · 27% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special!! Rent or Remodel. Excellent location, lots of potencial. Property is tenant occupied until June 20th.

Key facts

• 6,098 sq ft lot
• Built 1922

Property features AI

Finance

• Other: Level lot on a public maintained asphalt city street; Lot dimensions about 52 x 127 (0.14 acres)
• HOA & community: No community amenities listed

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story
• Construction: Vinyl siding; Pillar/post/pier foundation; Built as a house
• Exterior features: Storage; Deck; Front porch; Fenced yard; Shingle roof

Interior

• Kitchen: Refrigerator; Microwave; Freezer; Free-standing electric range; Electric range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate counters; Storage; Aluminum-framed windows

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$178,794) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $124k (4.6% below list).
• Recommended offer: $124k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.5% in Cleveland — 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 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Cleveland (urban): math 23% / reading 28% proficiency, ranked #85 of 139 in TN (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Blythe-Bower Elementary (math 16% / reading 20%, grade F, #697 of 952 statewide, top 74%, 636 students, 0% FRL); Cleveland Middle (math 25% / reading 26%, grade F, #147 of 333 statewide, top 45%, 1,271 students, 0% FRL); Cleveland High (math 8% / reading 29%, grade F, #208 of 332 statewide, top 63%, 1,842 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; list at $130k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,081 (4.6% below list)

Questions for the listing agent

1. Built in 1922 — 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $178,794
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
970 King Edward Ave SE	0.39mi	2/1.0	784 (+1%)	4mo	$185,000	$236	77
775 12th St SE	0.21mi	2/1.5	793 (+2%)	10mo	$165,825	$209	76
752 10th St SE	0.30mi	3/1.0 (+1)	830 (+7%)	12mo	$130,000	$157	59
1205 14th St SE	0.29mi	2/2.0	816 (+5%)	18mo	$200,000	$245	59
1650 Blythe Avenue Ave SE	0.23mi	2/1.0	846 (+9%)	21mo	$199,500	$236	56
425 4th St SE	0.67mi	2/1.0	800 (+3%)	8mo	$188,000	$235	56
1640 14th St SE	0.74mi	2/1.5	806 (+4%)	5mo	$180,000	$223	53
1219 Crest Dr	0.64mi	2/1.0	725 (-6%)	10mo	$166,000	$229	51
917 Lang Street St SE	0.40mi	3/1.0 (+1)	840 (+8%)	16mo	$170,000	$202	49
1222 21st St SE	0.68mi	2/1.0	864 (+12%)	1mo	$214,900	$249	48
2119 SE Spring Meadow Ln	0.67mi	2/1.0	864 (+12%)	3mo	$200,000	$231	47
1509 Wildwood Lake Rd SE	0.61mi	3/1.0 (+1)	720 (-7%)	17mo	$100,000	$139	40

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

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-8,323
• Equity at exit: $19,383

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $8,833
• Equity at exit: $11,240

Cash invested: $36,400 (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 37311

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $202

Break-even live

Break-even rent $985

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Baldwin St SE Cleveland, TN	2.0	1.5	900	$1,050	$1.17	44d	1	1.08mi

Listing history 13 events

1. 2026-05-15
   status Pending

   Show marketing remark (120 chars)

   Investor special!! Rent or Remodel. Excellent location, lots of potencial. Property is tenant occupied until June 20th.

2. 2026-05-15
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Investor special!! Rent or Remodel. Excellent location, lots of potencial. Property is tenant occupied until June 20th.

3. 2026-05-13
   listed $130,000 Active

   Show marketing remark (120 chars)

   Investor special!! Rent or Remodel. Excellent location, lots of potencial. Property is tenant occupied until June 20th.

4. 2026-05-13
   listed $130,000 Active 120-char remark

   Show marketing remark (120 chars)

   Investor special!! Rent or Remodel. Excellent location, lots of potencial. Property is tenant occupied until June 20th.

5. 2021-11-18
   historical 353-char remark

   Show marketing remark (353 chars)

   INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

6. 2021-11-18
   soldstatus $69,000 Closed 353-char remark

   Show marketing remark (353 chars)

   INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

7. 2021-11-18
   soldstatus $69,000

   Show marketing remark (353 chars)

   INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

8. 2021-11-18
   soldstatus $69,000

   Show marketing remark (353 chars)

   INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

9. 2021-11-18
   soldstatus $69,000

   Show marketing remark (353 chars)

   INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

10. 2021-10-21
    historical Contingent 353-char remark

    Show marketing remark (353 chars)

    INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

11. 2021-10-21
    listed $79,900

    Show marketing remark (353 chars)

    INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

12. 2021-10-15
    listed $79,900 Active 353-char remark

    Show marketing remark (353 chars)

    INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

13. 2021-10-15
    listed $79,900

    Show marketing remark (353 chars)

    INVESTORS welcome to this move-in ready 2bedroom, 1bath home with kitchen, living//dining combo. Newer water piping, electrical and HVAC. Yard is fenced in and just needs a gate, covered front porch is a great place to enjoy a morning cup of joe or the crisp evening air. Storage building and storm shelter are a plus. Start your income potential today!

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$414/yr (+$34/mo · 81.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,890
• − Mortgage interest: −$7,282
• − Property taxes: −$509
• − Insurance: −$650
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,782
• Taxable income: $285
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,355/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: Cleveland
• NCES district ID: 4700690
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,612
• Composite: 21.28/100
• National rank: #8394
• State rank: #85 of 139 in TN

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 30,720
• Household income: $47,153
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1184.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.10%
• Current HPI: 285.0723
• Rent YoY: ▲ 2.95%
• Metro: Cleveland, 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

+62.7% since first listed

13 events — show timeline

• 2026-05-15 Pending — GCAR
• 2026-05-15 Pending — RCAOR
• 2026-05-13 Listed $130,000 RCAOR
• 2026-05-13 Listed $130,000 GCAR
• 2021-11-18 Delisted — GCAR
• 2021-11-18 Sold (Public Records) $69,000 Public Records
• 2021-11-18 Sold (MLS) $69,000 REALTRACS as Distributed by MLS Grid
• 2021-11-18 Sold (MLS) $69,000 RCAOR
• 2021-11-18 Sold (MLS) $69,000 GCAR
• 2021-10-21 Contingent — GCAR
• 2021-10-21 Listed $79,900 REALTRACS as Distributed by MLS Grid
• 2021-10-15 Listed $79,900 GCAR
• 2021-10-15 Listed $79,900 RCAOR

Property tax history

+7.2%/yr

Latest (2025): $509 · +22.4% YoY. Source: county tax records.