90 Long Creek Rd · Lafayette, TN 37083

$289,900

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 184 Days on market

Built 2008 0.56 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Location Location Location.....near the Macon County Country Club and just off of Hwy 52 By-Pass West. 3BR/2 Bath site built home with Attached Garage. This home needs a little TLC but certainly has the potential to be a showplace in a super choice and very convenient location. Selling on site Saturday October 26th @ 10am CST and we would love to see you at the Auction.

Key facts

• Covered front porch
• 0.56 corner lot
• Brick home

Tags

• BRICK HOME
• NEW GRANITE COUNTERTOPS
• NEW S S KITCHEN APPLIANCES
• COVERED FRONT PORCH
• STORM SHELTER
• 0.56 CORNER LOT

Property features AI

Exterior

• Parking: Attached garage (1 covered/garage space, total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Property listed as renovated
• Exterior features: Porch (covered); Patio; Storm shelter; Lot approximately 0.56 acres with irregular dimensions (152.5 x 400 IRR)

Interior

• Kitchen: Includes oven, dishwasher, microwave, and refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 13x14, 12x14, and 12x12
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven, Dishwasher, Microwave, Refrigerator; Laminate and Tile flooring; Crawl space basement (no finished basement)
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (39.2% below list).
• Recommended offer: $176k (39.2% 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: Central Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 450 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; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $231k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $176,201 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 13.7

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $136,592
• Equity at exit: $261,165

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $418,585
• Equity at exit: $563,212

Cash invested: $81,172 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-332

Break-even live

Break-even rent $2,182

Max offer price $231,238

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $289,900 Active 184 DOM
2. 2026-06-17
   days on market $289,900 Active 183 DOM
3. 2026-06-16
   days on market $289,900 Active 182 DOM
4. 2026-06-15
   days on market $289,900 Active 181 DOM
5. 2026-06-13
   days on market $289,900 Active 179 DOM
6. 2026-06-12
   days on market $289,900 Active 178 DOM
7. 2026-06-09
   days on market $289,900 Active 175 DOM
8. 2026-06-09
   price $289,900 Active 174 DOM
9. 2026-06-08
   days on market $299,900 Active 174 DOM
10. 2026-06-08
    days on market $299,900 Active 173 DOM
11. 2026-06-07
    days on market $299,900 Active 172 DOM
12. 2026-06-03
    days on market $299,900 Active 169 DOM
13. 2026-06-02
    days on market $299,900 Active 168 DOM
14. 2026-06-01
    days on market $299,900 Active 167 DOM
15. 2026-05-31
    days on market $299,900 Active 166 DOM
16. 2026-03-17
    status Active
17. 2026-03-17
    historical
18. 2025-12-16
    listed $299,900 Active
19. 2025-12-10
    historical
20. 2025-10-24
    status Active
21. 2025-10-24
    historical
22. 2025-09-18
    price $324,900
23. 2025-08-20
    price $329,900
24. 2025-07-23
    listed $334,900 Active
25. 2024-12-16
    soldstatus $231,000 Closed 375-char remark

    Show marketing remark (375 chars)

    Location Location Location.....near the Macon County Country Club and just off of Hwy 52 By-Pass West. 3BR/2 Bath site built home with Attached Garage. This home needs a little TLC but certainly has the potential to be a showplace in a super choice and very convenient location. Selling on site Saturday October 26th @ 10am CST and we would love to see you at the Auction.

26. 2024-10-27
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Location Location Location.....near the Macon County Country Club and just off of Hwy 52 By-Pass West. 3BR/2 Bath site built home with Attached Garage. This home needs a little TLC but certainly has the potential to be a showplace in a super choice and very convenient location. Selling on site Saturday October 26th @ 10am CST and we would love to see you at the Auction.

27. 2024-10-22
    listed Active 375-char remark

    Show marketing remark (375 chars)

    Location Location Location.....near the Macon County Country Club and just off of Hwy 52 By-Pass West. 3BR/2 Bath site built home with Attached Garage. This home needs a little TLC but certainly has the potential to be a showplace in a super choice and very convenient location. Selling on site Saturday October 26th @ 10am CST and we would love to see you at the Auction.

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$1,062/yr (+$89/mo · 106.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,144
• − Mortgage interest: −$16,239
• − Property taxes: −$996
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$8,433
• Taxable loss: −$9,357
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-1,739/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

+29.8% since first listed

12 events — show timeline

• 2026-03-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-16 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-18 Price Changed $324,900 REALTRACS as Distributed by MLS Grid
• 2025-08-20 Price Changed $329,900 REALTRACS as Distributed by MLS Grid
• 2025-07-23 Listed $334,900 REALTRACS as Distributed by MLS Grid
• 2024-12-16 Sold (MLS) $231,000 REALTRACS as Distributed by MLS Grid
• 2024-10-27 Pending — REALTRACS as Distributed by MLS Grid
• 2024-10-22 Listed — REALTRACS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $996 · -22.4% YoY. Source: county tax records.