748 Old Mckenzie Hwy · Paris, TN 38242

$84,900

4 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 86 Days on market

Built 1937 7.10 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 MLS

INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

Key facts

• Metal roof
• 7.1 acres
• Parking area

Tags

• METAL ROOF
• 7.1 ACRES
• LARGE DRIVEWAY ENTRANCE
• PARKING AREA
• 2 OUTSIDE STORAGE BUILDINGS

Property features AI

Finance

• Financial info: Annual tax amount listed (excluded from details)
• HOA & community: Pets allowed

Exterior

• Parking: No covered spaces; No parking spaces listed
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Built (existing); Other construction materials
• Exterior features: 7.1-acre lot

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; No built-in appliances listed
• Laundry & utility: No heating or cooling systems listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#13 in TN, #4,115 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• Paris (town): math 42% / reading 32% proficiency, ranked #28 of 139 in TN (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paris Elementary (math 50% / reading 37%, grade F, #184 of 952 statewide, top 19%, 507 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: 186 active listings in the ZIP; 19 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $27k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $85k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 6.2

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $11,560
• Equity at exit: $12,659

10-year hold

• IRR: 21.2%
• Equity multiple: 2.79×
• Total profit: $42,580
• Equity at exit: $7,341

Cash invested: $23,772 (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 38242

• Home prices YoY: -17.6%
• Active inventory: 186
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $398

Break-even live

Break-even rent $643

Max offer price $84,900

Occupancy floor 60%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-10
   status Pending

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

2. 2026-05-10
   historical Active Under Contract 681-char remark

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

3. 2026-04-30
   price $84,900 681-char remark

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

4. 2026-04-29
   price $84,900
5. 2026-03-12
   price $95,000 681-char remark

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

6. 2026-02-19
   price $109,995 681-char remark

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

7. 2026-02-19
   price $109,995

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

8. 2026-02-13
   listed $112,000 Active
9. 2026-02-12
   listed $112,000 Active 681-char remark

   Show marketing remark (681 chars)

   INVESTORS AND FLIPPERS PAY ATTENTION!!!!! Gutted house with framing on the inside for 4 BEDROOMS and metal roof all sitting on 7.1 ACRES!!! That's right. .. . 7.1 unrestricted acres. Large driveway entrance and parking area big enough for a large garage or shop and 2 outside storage buildings. Walking distance to the new circle K convenience store. Finish the house OR build your dream home or DO BOTH!!!!! The possibilities are endless. PARIS IS GROWING, DON'T MISS YOUR CHANCE TO GROW WITH IT!!! Land was perc tested and did perc for a house. * * Home is selling AS-IS and seller makes no warranties on specifics of home. .. buyers agent to verify all pertinent information!!!

10. 2014-07-31
    soldstatus $37,400 140-char remark

    Show marketing remark (140 chars)

    Country living at edge of Paris city limits, 7 acres +-, garden area, several detached outbuildings, wooded area with abundance of wildlife.

11. 2014-05-28
    listed $39,500 140-char remark

    Show marketing remark (140 chars)

    Country living at edge of Paris city limits, 7 acres +-, garden area, several detached outbuildings, wooded area with abundance of wildlife.

12. 1999-08-22
    soldstatus $34,500
13. 1998-08-08
    soldstatus $34,500

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: +$279/yr (+$23/mo · 86.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,756
• − Mortgage interest: −$4,756
• − Property taxes: −$324
• − Insurance: −$424
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,470
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $3,917/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: Paris
• NCES district ID: 4703360
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $30,045
• Composite: 30.15/100
• National rank: #6330
• State rank: #28 of 139 in TN

Livability — Paris

• Score: 75/100
• State rank: #13
• US rank: #4115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Henry County) Hauer SSP2

• Today (2025): 31,750 people
• By 2030: 31,277 · -1.5%
• By 2040: 30,064 · -5.3%
• By 2050: 28,675 · -9.7%
• By 2075: 25,767 · -18.8%
• By 2100: 22,318 · -29.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 10% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+55.3) · D 21.8% · R 77.1% · Other 1.1%
• 2008→2024 swing: -33.0pp toward R · 2008: -22.4pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+51.1 2016: R+49.8 2012: R+30.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.93%
• Current HPI: 234.3442
• 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

+146.1% since first listed

13 events — show timeline

• 2026-05-10 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-10 Contingent — TVAR
• 2026-04-30 Price Changed $84,900 TVAR
• 2026-04-29 Price Changed $84,900 REALTRACS as Distributed by MLS Grid
• 2026-03-12 Price Changed $95,000 TVAR
• 2026-02-19 Price Changed $109,995 TVAR
• 2026-02-19 Price Changed $109,995 REALTRACS as Distributed by MLS Grid
• 2026-02-13 Listed $112,000 REALTRACS as Distributed by MLS Grid
• 2026-02-12 Listed $112,000 TVAR
• 2014-07-31 Sold (MLS) $37,400 TVAR
• 2014-05-28 Listed $39,500 TVAR
• 1999-08-22 Sold (Public Records) $34,500 Public Records
• 1998-08-08 Sold (Public Records) $34,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $324 · +11.7% YoY. Source: county tax records.