139 Meek St · Martin, TN 38237

$65,000

4 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 1 Days on market

Built 1939 0.40 ac lot

---

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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Martin near the elementary school and local amenities, this property is full of opportunity. Featuring a detached garage, plenty of yard space, and plenty of potential, it could make a wonderful home, rental, or investment property with some TLC and vision. Bring your ideas and unlock all this Martin home has to offer!

Key facts

• Local amenities
• Detached garage
• Yard space

Tags

• DETACHED GARAGE
• YARD SPACE
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Annual property tax approximately $554.87

Exterior

• Parking: Total of 4 parking spaces; 2-car garage
• Home design: Single-family residence; One-story / single level
• Exterior features: Lot roughly 50 x 175

Interior

• Bedrooms: Four bedrooms on the main level
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 21.6% vs local median 4.0% in Martin — 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 75/100 on livability (#15 in TN, #4,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, commute F, employment F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1939 — 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: 2.42% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.53%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $166,250
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 K St	0.49mi	3/1.0 (-1)	1,352 (+2%)	0mo	$190,000	$141	69
102 Virginia St	0.20mi	4/2.0	1,486 (+12%)	4mo	$155,000	$104	64
226 Marshall St	0.30mi	3/2.0 (-1)	1,425 (+7%)	2mo	$85,000	$60	64
212 Ellis St	0.49mi	3/2.0 (-1)	1,410 (+6%)	22mo	$320,000	$227	40
401 Jackson St	0.65mi	4/2.0	1,500 (+13%)	7mo	$145,000	$97	39
124 Alberta St	0.36mi	3/2.0 (-1)	1,526 (+15%)	14mo	$215,000	$141	38
203 Summer St St	0.67mi	4/2.0	1,495 (+12%)	10mo	$125,000	$84	36
107 Maplemere St	0.54mi	3/2.0 (-1)	1,426 (+7%)	24mo	$177,900	$125	34
306 N College St	0.50mi	3/2.0 (-1)	1,516 (+14%)	21mo	$185,000	$122	27
273 Mellow Ln	0.69mi	3/2.0 (-1)	1,448 (+9%)	24mo	$240,000	$166	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.32×
• Total profit: $42,146
• Equity at exit: $9,692

10-year hold

• IRR: 58.0%
• Equity multiple: 6.74×
• Total profit: $104,537
• Equity at exit: $5,620

Cash invested: $18,200 (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 38237

• Home prices YoY: -16.5%
• Active inventory: 85
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $827

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $864	-5% $845	+0% $827	+5% $809	+10% $790
Rent	-10% $703	-5% $765	+0% $827	+5% $889	+10% $951
Rate	-1.0pp $860	-0.5pp $844	base $827	+0.5pp $810	+1.0pp $793

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on marketlisting id $65,000 Active 1 DOM
2. 2026-06-18
   days on market $65,000 Active 6 DOM
3. 2026-06-17
   days on market $65,000 Active 5 DOM
4. 2026-06-16
   days on market $65,000 Active 4 DOM
5. 2026-06-15
   days on market $65,000 Active 3 DOM
6. 2026-06-13
   remarks 331-char remark
7. 2026-06-13
   listed $65,000 Active 1 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: $555 · $46/mo
• Projected year-2 tax: $555 · $46/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $18,855
• − Mortgage interest: −$3,641
• − Property taxes: −$555
• − Insurance: −$325
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$1,891
• Taxable income: $9,426
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $7,663/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Martin

• Score: 75/100
• State rank: #15
• US rank: #4330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, TN
• County: Weakley County · 15,627 people
• City population: 15,627
• Metro: Martin, TN
• Population (ZIP): 15,627
• Household income: $51,670
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 636.0

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.05%
• Current HPI: 233.76
• Rent YoY: —
• Metro: Martin, 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

1 event — show timeline

• 2026-06-12 Listed $65,000 CWTAR

Property tax history

+3.8%/yr

Latest (2025): $555 · +9.0% YoY. Source: county tax records.