705 Circle Dr · Tullahoma, TN 37388

$159,900

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 2 Days on market

Built 1946 0.30 ac lot Est $176k · 9% under

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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 +15.6/30.0
• ARV discount +11.6/15.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

Key facts

• 0.3 acre lot
• Built 1946
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $66 ($796/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 $132k (17.4% below list).
• Recommended offer: $132k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Tullahoma — 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 67/100 on livability (#109 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D+.
• Tullahoma (town): math 23% / reading 24% proficiency, ranked #101 of 139 in TN (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bel Aire Elementary (math 17% / reading 27%, grade F, #601 of 952 statewide, top 66%, 370 students, 0% FRL); Tullahoma High School (math 15% / reading 32%, grade F, #145 of 332 statewide, top 44%, 1,137 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 389 units permitted in Coffee County in 2024 (6 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 $5k of value loss. Plan a longer hold.
• Coffee County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $88k; list at $160k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,132 (17.4% below list)

Questions for the listing agent

1. Built in 1946 — 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 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?
4. Crime grade is D 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $175,740
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Circle Dr	0.00mi	2/1.0	870 (0%)	1mo	$155,000	$178	99
26 Central Ave	0.10mi	2/1.0	928 (+7%)	10mo	$160,000	$172	76
403 Cedar Ln	0.49mi	2/1.0	850 (-2%)	2mo	$195,000	$229	72
30 Central Ave	0.08mi	2/1.0	800 (-8%)	23mo	$204,900	$256	64
215 White Oak St	0.47mi	2/2.0	853 (-2%)	13mo	$230,000	$270	60
305 White Oak St	0.46mi	2/1.0	912 (+5%)	18mo	$174,500	$191	56
910 W Grundy St	0.51mi	3/1.0 (+1)	964 (+11%)	18mo	$195,000	$202	38

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-21,743
• Equity at exit: $23,842

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-13,729
• Equity at exit: $13,825

Cash invested: $44,772 (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 37388

• Home prices YoY: -19.9%
• Active inventory: 326
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $66

Break-even live

Break-even rent $1,237

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $157	-5% $112	+0% $66	+5% $21	+10% $-24
Rent	-10% $-38	-5% $14	+0% $66	+5% $119	+10% $171
Rate	-1.0pp $147	-0.5pp $107	base $66	+0.5pp $25	+1.0pp $-17

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Cedar Ln Tullahoma, TN	1.0–2.0	1.0–2.0	902	$1,395	$1.55	25d	1	0.89mi

Listing history 12 events

1. 2026-03-21
   status Pending
2. 2026-03-19
   listed $159,900 Active
3. 2026-03-19
   historical $159,900
4. 2019-03-27
   soldstatus $88,500
5. 2019-03-26
   soldstatus $88,500 Closed 321-char remark

   Show marketing remark (321 chars)

   Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

6. 2019-02-21
   historical Contingent - Financing 321-char remark

   Show marketing remark (321 chars)

   Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

7. 2019-02-15
   status Active 321-char remark

   Show marketing remark (321 chars)

   Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

8. 2019-02-06
   status Pending 321-char remark

   Show marketing remark (321 chars)

   Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

9. 2019-01-25
   listed $89,900 Active 321-char remark

   Show marketing remark (321 chars)

   Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/refrigerator, dishwasher & oven/stove. Cute, covered side porch. Washer/dryer hookups. Large, level yard. Roof- approximately 2012. FREE 1-yr 2-10 Home Buyer's Warranty! All measurements approximate; not guaranteed.

10. 2013-05-14
    historical 255-char remark

    Show marketing remark (255 chars)

    Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/Refrigerator, Dishwasher, & Oven/Stove, and much more! Large, level yard. Newer Roof! FREE 1-Year Home Warranty! All measurements approx; not guaranteed.

11. 2012-11-14
    listed $59,900 255-char remark

    Show marketing remark (255 chars)

    Adorable 2BR/1BA house with beautiful HW flooring, Lg Living Room, Formal Dining Room, Kitchen w/Refrigerator, Dishwasher, & Oven/Stove, and much more! Large, level yard. Newer Roof! FREE 1-Year Home Warranty! All measurements approx; not guaranteed.

12. 2005-04-15
    soldstatus $60,000

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$267/yr (+$22/mo · 30.8%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,856
• − Mortgage interest: −$8,957
• − Property taxes: −$868
• − Insurance: −$800
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,652
• Taxable loss: −$1,957
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,266/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: Tullahoma
• NCES district ID: 4704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $37,384
• Composite: 19.61/100
• National rank: #8752
• State rank: #101 of 139 in TN

Livability — Tullahoma

• Score: 67/100
• State rank: #109
• US rank: #11169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tullahoma, TN
• County: Coffee County · 57,744 people
• City population: 27,939
• Metro: Tullahoma-Manchester, TN
• Population (ZIP): 27,939
• Household income: $59,537
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 693.0

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 57,234 people
• By 2030: 58,571 · +2.3%
• By 2040: 60,972 · +6.5%
• By 2050: 62,537 · +9.3%
• By 2075: 65,694 · +14.8%
• By 2100: 63,355 · +10.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+55.1) · D 21.8% · R 76.9% · Other 1.3%
• 2008→2024 swing: -25.7pp toward R · 2008: -29.4pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+50.2 2016: R+48.6 2012: R+37.1 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.82%
• Current HPI: 317.7062
• Rent YoY: —
• Metro: Tullahoma-Manchester, 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

+166.5% since first listed

12 events — show timeline

• 2026-03-21 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-19 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $159,900 REALTRACS as Distributed by MLS Grid
• 2019-03-27 Sold (Public Records) $88,500 Public Records
• 2019-03-26 Sold (MLS) $88,500 REALTRACS as Distributed by MLS Grid
• 2019-02-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-02-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-02-06 Pending — REALTRACS as Distributed by MLS Grid
• 2019-01-25 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2013-05-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-11-14 Listed $59,900 REALTRACS as Distributed by MLS Grid
• 2005-04-15 Sold (Public Records) $60,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $868 · +5.0% YoY. Source: county tax records.