142 First St · Copperhill, TN 37317

$150,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 35 Days on market

Built 1900 6,534 sqft lot Est $188k · 20% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1-Bedroom Gem with Endless Potential! Whether you are searching for the perfect starter home or your next lucrative rental property, this 1-bed, 1-bath house is an incredible opportunity. With just a little love and your personal touch, this property can easily transform into a cozy permanent residence or a high-performing investment. Location is everything--you are ideally situated just 3 minutes from downtown McCaysville, offering quick access to local dining, shopping, and entertainment. Don't miss out on this fantastic investment opportunity! Property being Sold as is

Key facts

• 6,534 sq ft lot
• Built 1900
• Listed 34 days

Tags

• LUCRATIVE RENTAL PROPERTY
• HIGH-PERFORMING INVESTMENT
• QUICK ACCESS TO LOCAL DINING
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO ENTERTAINMENT

Property features AI

Finance

• HOA & community: Association fee charged annually

Exterior

• Parking: On-street parking; Driveway; Gravel and asphalt surfaces; Has open parking
• Utilities: Public water; Public sewer
• Home design: One-story residence; Residential property (resale); Facing/entry information not provided
• Construction: Frame construction with wood siding; Shingle roof; Permanent foundation; Built in 1900
• Exterior features: Front open porch; Private yard; Fenced yard

Interior

• Kitchen: Refrigerator; Range; Oven; Microwave; Freezer; Electric water heater
• Bedrooms: Master bedroom on the main level; 1 bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Wood interior trim/details; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $149k (0.8% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.7% in Copperhill — 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 58/100 on livability (#312 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $27k; list at $150k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $188,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Main	0.35mi	1/1.0 (-1)	740 (-2%)	4mo	$185,000	$250	73

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: 27.1%
• Equity multiple: 3.16×
• Total profit: $90,541
• Equity at exit: $135,132

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $259,733
• Equity at exit: $291,417

Cash invested: $42,000 (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 37317

• Active inventory: 70
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $139

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $242	-5% $190	+0% $139	+5% $87	+10% $35
Rent	-10% $21	-5% $80	+0% $139	+5% $197	+10% $256
Rate	-1.0pp $214	-0.5pp $177	base $139	+0.5pp $100	+1.0pp $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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 35 DOM
2. 2026-06-18
   days on market $150,000 Active 34 DOM
3. 2026-06-17
   days on market $150,000 Active 33 DOM
4. 2026-06-16
   days on market $150,000 Active 32 DOM
5. 2026-06-15
   days on market $150,000 Active 31 DOM
6. 2026-06-14
   days on market $150,000 Active 29 DOM
7. 2026-06-13
   days on market $150,000 Active 28 DOM
8. 2026-06-10
   days on market $150,000 Active 26 DOM
9. 2026-06-09
   days on market $150,000 Active 25 DOM
10. 2026-06-08
    days on market $150,000 Active 24 DOM
11. 2026-06-07
    days on market $150,000 Active 23 DOM
12. 2026-06-03
    days on market $150,000 Active 19 DOM
13. 2026-06-02
    days on market $150,000 Active 18 DOM
14. 2026-06-01
    days on market $150,000 Active 17 DOM
15. 2026-05-31
    days on market $150,000 Active 16 DOM
16. 2026-05-30
    days on market $150,000 Active 15 DOM
17. 2026-05-15
    listed $150,000 Active

    Show marketing remark (587 chars)

    Charming 1-Bedroom Gem with Endless Potential! Whether you are searching for the perfect starter home or your next lucrative rental property, this 1-bed, 1-bath house is an incredible opportunity. With just a little love and your personal touch, this property can easily transform into a cozy permanent residence or a high-performing investment. Location is everything--you are ideally situated just 3 minutes from downtown McCaysville, offering quick access to local dining, shopping, and entertainment. Don't miss out on this fantastic investment opportunity! Property being Sold as is

18. 2026-05-15
    listed $150,000 Active 587-char remark

    Show marketing remark (587 chars)

    Charming 1-Bedroom Gem with Endless Potential! Whether you are searching for the perfect starter home or your next lucrative rental property, this 1-bed, 1-bath house is an incredible opportunity. With just a little love and your personal touch, this property can easily transform into a cozy permanent residence or a high-performing investment. Location is everything--you are ideally situated just 3 minutes from downtown McCaysville, offering quick access to local dining, shopping, and entertainment. Don't miss out on this fantastic investment opportunity! Property being Sold as is

19. 2013-05-21
    soldstatus $27,000
20. 2013-05-10
    soldstatus $13,500 368-char remark

    Show marketing remark (368 chars)

    IF YOU ARE LOOKING FOR AN INTOWN HOME THAT YOU CAN WALK TO EVERYTHING THIS IS IT. NEEDS SOME TLC BUT COULD BE A GREAT INVESTMENT FOR A RENTAL OR A HOME. SMALL YARD BUT HAS BEEN LOVINGLY TENDED AT ONE TIME. NICE FRONT PORTH AND SMALL BACK PORCH. LOOKING FOR A PROJECT THIS WOULD BE IT. CHECK OUT MLS#228054. SAME OWNER FOR BOTH AND IN AN ESTATE. POSSIBLE DEAL FOR BOTH.

21. 2013-04-11
    listed $19,888 368-char remark

    Show marketing remark (368 chars)

    IF YOU ARE LOOKING FOR AN INTOWN HOME THAT YOU CAN WALK TO EVERYTHING THIS IS IT. NEEDS SOME TLC BUT COULD BE A GREAT INVESTMENT FOR A RENTAL OR A HOME. SMALL YARD BUT HAS BEEN LOVINGLY TENDED AT ONE TIME. NICE FRONT PORTH AND SMALL BACK PORCH. LOOKING FOR A PROJECT THIS WOULD BE IT. CHECK OUT MLS#228054. SAME OWNER FOR BOTH AND IN AN ESTATE. POSSIBLE DEAL FOR BOTH.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,851
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$4,364
• Taxable loss: −$771
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,848/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Copperhill

• Score: 58/100
• State rank: #312
• US rank: #21277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copperhill, TN
• Population (ZIP): 2,576

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 102.70%
• Current HPI: 357.312
• 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

+654.2% since first listed

5 events — show timeline

• 2026-05-15 Listed $150,000 RCAOR
• 2026-05-15 Listed $150,000 NEGBOR
• 2013-05-21 Sold (Public Records) $27,000 Public Records
• 2013-05-10 Sold (MLS) $13,500 NEGBOR
• 2013-04-11 Listed $19,888 NEGBOR

Property tax history

-1.8%/yr

Latest (2025): $198 · +0.0% YoY. Source: county tax records.