335 Mt. Carmel Rd · Camden, TN 38320

$165,000

3 bd · 1.0 ba · 1,599 sqft · SingleFamily public records · 294 Days on market

Built 1964 0.54 ac lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Brick home with 1599 sq. ft. huge den with many windows, large eat-in kitchen with shelving, living area is very spacious w/ large front window, carport single wide however deep enough for two autos. , driveway onto property front entrance passes through carport and curves to Armory St. on right side of property, beautiful shade trees, partially fenced, all access you need for eateries, hospital, groceries, new Tractor Supply, most fast food restaurants, approx. 15 miles to Interstate I 40 and 20 miles to Paris, Tennessee. Fishing at your convenience with launch areas onto the Tennessee River just a short distance from Camden, Tn. You want to get your daily walking in - you got it- park in

Key facts

• Large eat-in kitchen
• Partially fenced
• Spacious living area

Tags

• HUGE DEN
• LARGE EAT-IN KITCHEN
• SPACIOUS LIVING AREA
• BEAUTIFUL SHADE TREES
• PARTIALLY FENCED
• 15 MILES TO INTERSTATE I 40

Property features AI

Exterior

• Parking: 1 total parking space; Attached carport (1 covered carport space); Open parking; Asphalt parking surface
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family residence; One level
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Storm door(s); Wire fencing; Paved road access; Park nearby

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air; Ceiling fans; Heating present
• Interior features: Ceiling fans; Entrance foyer; Insulated windows
• Laundry & utility: Laundry on the main level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#133 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Elementary (473 students, 0% FRL); Camden Jr High School (math 37% / reading 23%, grade F, #98 of 333 statewide, top 32%, 371 students, 0% FRL); Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Benton 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 $5k of value loss. Plan a longer hold.
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $165k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.02% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.1

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,345
• Equity at exit: $24,602

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $20,588
• Equity at exit: $14,266

Cash invested: $46,200 (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 38320

• Home prices YoY: -6.5%
• Active inventory: 112
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $321

Break-even live

Break-even rent $1,284

Max offer price $165,000

Occupancy floor 76%

Sensitivity live

Price	-10% $414	-5% $368	+0% $321	+5% $274	+10% $228
Rent	-10% $187	-5% $254	+0% $321	+5% $388	+10% $454
Rate	-1.0pp $404	-0.5pp $363	base $321	+0.5pp $278	+1.0pp $235

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 E Lake St Camden, TN	3.0	1.0	1400	$1,690	$1.21	24d	1	1.47mi

Listing history 9 events

1. 2026-05-31
   status $165,000 Pending 294 DOM
2. 2026-02-28
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-02
   status Active
5. 2026-01-23
   status Pending
6. 2025-12-09
   price $165,000
7. 2025-08-14
   price $175,000
8. 2025-07-27
   listed $179,900 Active
9. 1990-05-21
   soldstatus $49,000

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$210/yr (+$18/mo · 21.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,280
• − Mortgage interest: −$9,243
• − Property taxes: −$961
• − Insurance: −$825
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,800
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,562/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Camden

• Score: 66/100
• State rank: #133
• US rank: #12196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, TN
• Population (ZIP): 10,470

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.25%
• Current HPI: 233.3477
• 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

+236.7% since first listed

8 events — show timeline

• 2026-02-28 Relisted — TVAR
• 2026-02-25 Pending — TVAR
• 2026-02-02 Relisted — TVAR
• 2026-01-23 Pending — TVAR
• 2025-12-09 Price Changed $165,000 TVAR
• 2025-08-14 Price Changed $175,000 TVAR
• 2025-07-27 Listed $179,900 TVAR
• 1990-05-21 Sold (Public Records) $49,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $961 · +7.5% YoY. Source: county tax records.