208 7th Ave S · Baxter, TN 38544

$249,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 171 Days on market

Built 1995 $219/sqft · 19% below area Est $308k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.5/30.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautifully Remodeled 3 Bedroom Home in a Wonderful Family-Friendly Subdivision! Welcome home to this charming 3-bedroom, 2-bath, 1,140 sq ft gem located in one of the areas most desirable subdivisions. Recently remodeled and thoughtfully updated, this home offers comfort, style, and convenienceperfect for families, first-time buyers, or anyone looking for a move-in-ready space. Property Highlights: 3 bedrooms and 2 full baths, designed for optimal comfort Fresh remodel with modern finishes and updated features throughout All appliances included move right in with ease Attached garage offering storage and sheltered parking Beautiful deck ideal for relaxing evenings or weekend entertaining Fully fenced backyard, offering privacy and a safe space for children or pets to play Located in a beautiful, quiet subdivision with a warm, community feel This home checks all the boxesupdated, well-maintained, and perfectly situated for easy living. Dont miss your chance to make it yours! Schedule a showing today and experience this lovely home in person!

Key facts

• Remodeled
• Attached garage
• Modern finishes

Tags

• REMODELED
• MODERN FINISHES
• ATTACHED GARAGE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (45.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (56.3% below list).
• Recommended offer: $109k (56.3% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 1.8% in Baxter — 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 66/100 on livability (#131 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $250k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,320 (56.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.44% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.96%
• DSCR: 0.51
• GRM: 19.0

CMA / ARV

• ARV (median comp): $307,501
• List price: $249,900
• Delta: -18.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Magnolia St	0.51mi	3/2.0	1,152 (+1%)	2mo	$222,500	$193	73
512 Main St	0.33mi	3/2.0	1,252 (+10%)	8mo	$93,500	$75	62
209 7th Ave S	0.03mi	3/2.0	1,296 (+14%)	19mo	$270,000	$208	60
291 5th Ave S	0.39mi	3/2.0	1,288 (+13%)	4mo	$278,500	$216	56
436 Magnolia St	0.40mi	3/2.0	1,307 (+15%)	4mo	$280,000	$214	54
409 Buffalo Valley Rd	0.43mi	3/2.0	1,306 (+15%)	4mo	$259,900	$199	52
412 3rd Ave N	0.64mi	2/2.0 (-1)	1,097 (-4%)	18mo	$200,000	$182	44
323 Circle Dr	0.62mi	3/1.5	1,215 (+7%)	23mo	$239,900	$197	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $95,289
• Equity at exit: $225,130

10-year hold

• IRR: 15.8%
• Equity multiple: 5.46×
• Total profit: $312,369
• Equity at exit: $485,501

Cash invested: $69,972 (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 38544

• Home prices YoY: 5.0%
• Active inventory: 200
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-639

Break-even live

Break-even rent $1,902

Max offer price $137,037

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-568	+0% $-639	+5% $-710	+10% $-780
Rent	-10% $-725	-5% $-682	+0% $-639	+5% $-596	+10% $-553
Rate	-1.0pp $-513	-0.5pp $-575	base $-639	+0.5pp $-704	+1.0pp $-770

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   days on market $249,900 Active 171 DOM
2. 2026-06-01
   days on market $249,900 Active 170 DOM
3. 2026-05-31
   days on market $249,900 Active 169 DOM
4. 2026-05-30
   days on market $249,900 Active 168 DOM
5. 2025-12-13
   listed $249,900 Active 1075-char remark

   Show marketing remark (1075 chars)

   Beautifully Remodeled 3 Bedroom Home in a Wonderful Family-Friendly Subdivision! Welcome home to this charming 3-bedroom, 2-bath, 1,140 sq ft gem located in one of the areas most desirable subdivisions. Recently remodeled and thoughtfully updated, this home offers comfort, style, and convenienceperfect for families, first-time buyers, or anyone looking for a move-in-ready space. Property Highlights: 3 bedrooms and 2 full baths, designed for optimal comfort Fresh remodel with modern finishes and updated features throughout All appliances included move right in with ease Attached garage offering storage and sheltered parking Beautiful deck ideal for relaxing evenings or weekend entertaining Fully fenced backyard, offering privacy and a safe space for children or pets to play Located in a beautiful, quiet subdivision with a warm, community feel This home checks all the boxesupdated, well-maintained, and perfectly situated for easy living. Dont miss your chance to make it yours! Schedule a showing today and experience this lovely home in person!

6. 2025-05-14
   soldstatus $95,000
7. 2018-07-24
   soldstatus $65,000
8. 1997-07-15
   soldstatus $71,000
9. 1995-10-31
   soldstatus $68,500

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$720/yr (+$60/mo · 68.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,118
• − Mortgage interest: −$13,998
• − Property taxes: −$1,055
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$7,270
• Taxable loss: −$12,553
• Est. tax savings @ 24.0%: +$3,013
• After-tax cash flow: $-4,654/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Baxter

• Score: 66/100
• State rank: #131
• US rank: #12008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baxter, TN
• Population (ZIP): 7,413

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 320.6255
• 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

+264.8% since first listed

5 events — show timeline

• 2025-12-13 Listed $249,900 ForSaleByOwner.com
• 2025-05-14 Sold (Public Records) $95,000 Public Records
• 2018-07-24 Sold (Public Records) $65,000 Public Records
• 1997-07-15 Sold (Public Records) $71,000 Public Records
• 1995-10-31 Sold (Public Records) $68,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,055 · +0.0% YoY. Source: county tax records.