143 Fordtown Rd · Fall Branch, TN 37656

$1

4 bd · 3.0 ba · 3,122 sqft · SingleFamily public records · 15 Days on market

Built 1978 9.18 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 +15.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * * Property being sold as is where is . There can be no repairs to the property, no home warranty and no seller assistance. Property being sold subject to HUD Guidelines 24 CFR 206.125. Square footage is approximate and may not be exact. Buyer to verify all information. All information is deemed to be correct but not guaranteed. Pre-approval letter or proof of funds to accompany all offers. Earnest Money deposit to be 10% for cash offers or $1,000 for financed offers. (Earnest Money Deposit to be made payable to sellers title company Progressive Closing & Escrow in the form of a cashiers check) Please allow several days for seller response to offers since this is a foreclosure home. * * * * Property cannot be sold for less than appraised value which is the listing price. Meaning offer must be a full price offer. Seller will not review any offer for less than full price and if one is submitted it will be countered at full price or rejected. * * * *

Key facts

• Paved drive
• Board fencing
• Detached garage

Tags

• DETACHED GARAGE
• WELL APPOINTED APARTMENT
• WHOLE HOME BACKUP POWER SYSTEM
• FOUR STALL EQUIPMENT BUILDING
• PAVED DRIVE
• BOARD FENCING

Property features AI

Finance

• Other: Approximately 9.18 acres; Zoning: RS

Exterior

• Parking: Attached driveway; Attached garage with 3 garage spaces; Additional garage structures
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; House
• Construction: Brick and vinyl siding construction
• Exterior features: Metal roof; Part wooded, pasture, rolling slope, sloped terrain; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Generator

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1321310.9% vs local median 2.5% in Fall Branch — 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 65/100 on livability (#154 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D-, amenities F, commute F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Risks & watch-outs

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

Recommended offer $1

Questions for the listing agent

1. Built in 1978 — 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. 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: 139379.00% ✓
• Cap rate: 1321310.92%
• Cash-on-cash: 4718945.10%
• DSCR: 209967.50
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 250537.10×
• Total profit: $70,150
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 540977.84×
• Total profit: $151,474
• Equity at exit: $1

Cash invested: $0 (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 37656

• Home prices YoY: 1.8%
• Active inventory: 25

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $1,101

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,101	-5% $1,101	+0% $1,101	+5% $1,101	+10% $1,101
Rent	-10% $991	-5% $1,046	+0% $1,101	+5% $1,156	+10% $1,211
Rate	-1.0pp $1,101	-0.5pp $1,101	base $1,101	+0.5pp $1,101	+1.0pp $1,101

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   historical
3. 2026-05-02
   listed $1 Active
4. 2026-03-04
   price $789,000
5. 2026-01-22
   price $1,300,000
6. 2016-07-14
   soldstatus $205,000 984-char remark

   Show marketing remark (984 chars)

   * * * * Property being sold as is where is . There can be no repairs to the property, no home warranty and no seller assistance. Property being sold subject to HUD Guidelines 24 CFR 206.125. Square footage is approximate and may not be exact. Buyer to verify all information. All information is deemed to be correct but not guaranteed. Pre-approval letter or proof of funds to accompany all offers. Earnest Money deposit to be 10% for cash offers or $1,000 for financed offers. (Earnest Money Deposit to be made payable to sellers title company Progressive Closing & Escrow in the form of a cashiers check) Please allow several days for seller response to offers since this is a foreclosure home. * * * * Property cannot be sold for less than appraised value which is the listing price. Meaning offer must be a full price offer. Seller will not review any offer for less than full price and if one is submitted it will be countered at full price or rejected. * * * *

7. 2016-03-16
   listed $200,000 984-char remark

   Show marketing remark (984 chars)

   * * * * Property being sold as is where is . There can be no repairs to the property, no home warranty and no seller assistance. Property being sold subject to HUD Guidelines 24 CFR 206.125. Square footage is approximate and may not be exact. Buyer to verify all information. All information is deemed to be correct but not guaranteed. Pre-approval letter or proof of funds to accompany all offers. Earnest Money deposit to be 10% for cash offers or $1,000 for financed offers. (Earnest Money Deposit to be made payable to sellers title company Progressive Closing & Escrow in the form of a cashiers check) Please allow several days for seller response to offers since this is a foreclosure home. * * * * Property cannot be sold for less than appraised value which is the listing price. Meaning offer must be a full price offer. Seller will not review any offer for less than full price and if one is submitted it will be countered at full price or rejected. * * * *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,725
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$0
• Taxable income: $14,049
• Est. tax owed @ 24.0%: −$3,372
• After-tax cash flow: $9,841/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Fall Branch

• Score: 65/100
• State rank: #154
• US rank: #13417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,566

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1% Asian 1%
• Common ancestry: Serbian 4% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.33%
• Current HPI: 302.8551
• 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

+294.5% since first listed

7 events — show timeline

• 2026-05-20 Pending — TVRMLS
• 2026-05-18 Delisted — TVRMLS
• 2026-05-02 Listed $1 TVRMLS
• 2026-03-04 Price Changed $789,000 TVRMLS
• 2026-01-22 Price Changed $1,300,000 TVRMLS
• 2016-07-14 Sold (MLS) $205,000 TVRMLS
• 2016-03-16 Listed $200,000 TVRMLS

Property tax history

+5.9%/yr

Latest (2025): $2,742 · +0.2% YoY. Source: county tax records.