400 Meador Dr · Lafayette, TN 37083

$214,900

4 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 118 Days on market

Built 1950 0.41 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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice Brick home with 4BR and 1 BA. Has tongue and Groove ceilings and original hardwoods. A utility rm has been built on and new windows, CH/A , newer roof, Alarm system., Out Building,. Home has a lot of potential

Key facts

• Formal dining room
• Large back yard
• Spacious living room

Tags

• ORIGINAL HARDWOOD FLOORS
• WOOD TONGUE GROOVE CEILINGS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• EXTERIOR ACCESS TO DECK
• LARGE BACK YARD

Property features AI

Exterior

• Parking: Driveway with gravel surface; 2 open parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Cable connected
• Home design: Single family residence; Residential property; Two levels; Existing construction
• Construction: Brick and vinyl siding exterior
• Exterior features: Porch (covered); Deck; Storage structure; Level lot; Lot dimensions approximately 75 x 240

Interior

• Kitchen: Electric oven, dishwasher, refrigerator
• Bedrooms: 4 bedrooms (2 on the main level); Bedroom sizes include 12x11, 11x10, 16x10, 16x10
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air (electric)
• Interior features: Electric oven, dishwasher, refrigerator; Crawl space basement
• Laundry & utility: Washer hookup, electric dryer hookup; Utility room (10x8)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $190k (11.6% below list).
• Recommended offer: $190k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lafayette Elementary School (math 44% / reading 31%, grade F, #269 of 952 statewide, top 28%, 422 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 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: 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $94k; list at $215k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $190,000 (11.6% below list)

Questions for the listing agent

1. It's been on market 118 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 1950 — 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 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?
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: 0.88% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.20×
• Total profit: $132,285
• Equity at exit: $193,599

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $377,265
• Equity at exit: $417,503

Cash invested: $60,172 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 175
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $241

Break-even live

Break-even rent $1,595

Max offer price $214,900

Occupancy floor 82%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Cherokee Dr Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.92mi
100 Apache Pt Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.92mi
217 Cherokee Dr Unit 16 Lafayette, TN	3.0	2.0	1200	$1,900	$1.58	43d	1	0.97mi

Listing history 23 events

1. 2026-06-18
   days on market $214,900 Active 118 DOM
2. 2026-06-17
   days on market $214,900 Active 117 DOM
3. 2026-06-16
   days on market $214,900 Active 116 DOM
4. 2026-06-15
   days on market $214,900 Active 115 DOM
5. 2026-06-13
   days on market $214,900 Active 113 DOM
6. 2026-06-12
   days on market $214,900 Active 112 DOM
7. 2026-06-09
   days on market $214,900 Active 109 DOM
8. 2026-06-08
   days on market $214,900 Active 108 DOM
9. 2026-06-08
   days on market $214,900 Active 107 DOM
10. 2026-06-07
    days on market $214,900 Active 106 DOM
11. 2026-06-03
    days on market $214,900 Active 103 DOM
12. 2026-06-02
    days on market $214,900 Active 102 DOM
13. 2026-06-01
    days on market $214,900 Active 101 DOM
14. 2026-05-31
    days on market $214,900 Active 100 DOM
15. 2026-05-21
    price $214,900
16. 2026-04-02
    price $219,900
17. 2026-02-20
    listed $225,000 Active
18. 2018-05-02
    soldstatus $94,000
19. 2018-04-30
    soldstatus $94,000 Closed 215-char remark

    Show marketing remark (215 chars)

    Nice Brick home with 4BR and 1 BA. Has tongue and Groove ceilings and original hardwoods. A utility rm has been built on and new windows, CH/A , newer roof, Alarm system., Out Building,. Home has a lot of potential

20. 2018-02-19
    historical Contingent - Financing 215-char remark

    Show marketing remark (215 chars)

    Nice Brick home with 4BR and 1 BA. Has tongue and Groove ceilings and original hardwoods. A utility rm has been built on and new windows, CH/A , newer roof, Alarm system., Out Building,. Home has a lot of potential

21. 2018-01-26
    price $89,000 215-char remark

    Show marketing remark (215 chars)

    Nice Brick home with 4BR and 1 BA. Has tongue and Groove ceilings and original hardwoods. A utility rm has been built on and new windows, CH/A , newer roof, Alarm system., Out Building,. Home has a lot of potential

22. 2017-11-02
    listed $92,900 Active 215-char remark

    Show marketing remark (215 chars)

    Nice Brick home with 4BR and 1 BA. Has tongue and Groove ceilings and original hardwoods. A utility rm has been built on and new windows, CH/A , newer roof, Alarm system., Out Building,. Home has a lot of potential

23. 2004-06-04
    soldstatus $45,000

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$1,005/yr (+$84/mo · 192.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,800
• − Mortgage interest: −$12,038
• − Property taxes: −$521
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,252
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $3,069/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, TN
• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

+377.6% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $214,900 REALTRACS as Distributed by MLS Grid
• 2026-04-02 Price Changed $219,900 REALTRACS as Distributed by MLS Grid
• 2026-02-20 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2018-05-02 Sold (Public Records) $94,000 Public Records
• 2018-04-30 Sold (MLS) $94,000 REALTRACS as Distributed by MLS Grid
• 2018-02-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-01-26 Price Changed $89,000 REALTRACS as Distributed by MLS Grid
• 2017-11-02 Listed $92,900 REALTRACS as Distributed by MLS Grid
• 2004-06-04 Sold (Public Records) $45,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $521 · -22.4% YoY. Source: county tax records.