408 Washington St W · Fayetteville, TN 37334

$145,000

2 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 31 Days on market

Built 1930 7,840 sqft lot

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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).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated and adorable! 2 Bedroom, 1 bath home in town features new flooring throughout, tiled shower, and a private, level backyard. Perfect investment property or starter home!

Key facts

• New flooring
• Tiled shower
• 7,840 sq ft lot

Tags

• NEW FLOORING
• TILED SHOWER
• PRIVATE LEVEL BACKYARD

Property features AI

Finance

• Financial info: Annual tax amount listed (see broker for details)

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One-story home
• Construction: Vinyl siding; Existing home
• Exterior features: Lot approximately 0.18 acre (60 x 140 irregular); Public water and sewer available

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Crawl space with exterior entry; Electric range, refrigerator, washer and dryer included
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $63 ($762/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 $116k (19.9% below list).
• Recommended offer: $116k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Fayetteville — 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 63/100 on livability (#204 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fayetteville (town): math 18% / reading 24% proficiency, ranked #114 of 139 in TN (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ralph Askins School (math 32% / reading 32%, grade F, #369 of 952 statewide, top 42%, 555 students, 0% FRL); Fayetteville High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 383 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 188 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $145k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,082 (19.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-19,527
• Equity at exit: $21,620

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-12,096
• Equity at exit: $12,537

Cash invested: $40,600 (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 37334

• Home prices YoY: -16.9%
• Active inventory: 188
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $63

Break-even live

Break-even rent $1,080

Max offer price $145,000

Occupancy floor 90%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 31 DOM
2. 2026-06-17
   days on market $145,000 Active 30 DOM
3. 2026-06-16
   days on market $145,000 Active 29 DOM
4. 2026-06-15
   days on market $145,000 Active 28 DOM
5. 2026-06-13
   days on market $145,000 Active 26 DOM
6. 2026-06-12
   days on market $145,000 Active 25 DOM
7. 2026-06-09
   days on market $145,000 Active 22 DOM
8. 2026-06-08
   days on market $145,000 Active 21 DOM
9. 2026-06-08
   days on market $145,000 Active 20 DOM
10. 2026-06-07
    days on market $145,000 Active 19 DOM
11. 2026-06-03
    days on market $145,000 Active 16 DOM
12. 2026-06-02
    days on market $145,000 Active 15 DOM
13. 2026-06-01
    days on market $145,000 Active 14 DOM
14. 2026-05-31
    days on market $145,000 Active 13 DOM
15. 2026-05-18
    listed $145,000 Active
16. 2012-02-17
    soldstatus $48,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$636/yr (+$53/mo · 162.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,930
• − Mortgage interest: −$8,122
• − Property taxes: −$393
• − Insurance: −$725
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$4,218
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,184/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: Fayetteville
• NCES district ID: 4701200
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $31,291
• Composite: 16.93/100
• National rank: #9138
• State rank: #114 of 139 in TN

Livability — Fayetteville

• Score: 63/100
• State rank: #204
• US rank: #16029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, TN
• City population: 24,168
• Population (ZIP): 24,168

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.76%
• Current HPI: 288.9104
• 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

+202.1% since first listed

2 events — show timeline

• 2026-05-18 Listed $145,000 REALTRACS as Distributed by MLS Grid
• 2012-02-17 Sold (Public Records) $48,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $393 · +0.0% YoY. Source: county tax records.