402 Edgewood St · Paris, TN 38242

$125,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 66 Days on market

Built 1943 8,276 sqft 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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter, retirement or investment property located in the city of Paris. Large master bedroom and a deck on the back. Home is presently rented for $600.00.

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1943

Property features AI

Exterior

• Parking: Two parking spaces
• Home design: Single-family residence; One level / single-story
• Exterior features: Metal roof; Lot approximately 0.19 acres (about 52.5 x 140 irr)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $35 ($417/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 $98k (21.5% below list).
• Recommended offer: $98k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#13 in TN, #4,115 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D, commute F.
• Paris (town): math 42% / reading 32% proficiency, ranked #28 of 139 in TN (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 19 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($118k) 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 $38k; list at $125k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $98,151 (21.5% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.6

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-18,105
• Equity at exit: $18,638

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-13,166
• Equity at exit: $10,808

Cash invested: $35,000 (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 38242

• Home prices YoY: -17.6%
• Active inventory: 186
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $35

Break-even live

Break-even rent $938

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 66 DOM
2. 2026-06-17
   days on market $125,000 Active 65 DOM
3. 2026-06-16
   days on market $125,000 Active 64 DOM
4. 2026-06-15
   days on market $125,000 Active 63 DOM
5. 2026-06-13
   days on market $125,000 Active 61 DOM
6. 2026-06-12
   pricedays on market $125,000 Active 60 DOM
7. 2026-06-09
   days on market $127,000 Active 57 DOM
8. 2026-06-08
   days on market $127,000 Active 56 DOM
9. 2026-06-08
   days on market $127,000 Active 55 DOM
10. 2026-06-07
    days on market $127,000 Active 54 DOM
11. 2026-06-03
    days on market $127,000 Active 51 DOM
12. 2026-06-02
    days on market $127,000 Active 50 DOM
13. 2026-06-01
    days on market $127,000 Active 49 DOM
14. 2026-05-31
    days on market $127,000 Active 48 DOM
15. 2026-04-13
    listed $127,000 Active
16. 2025-08-20
    price $135,000
17. 2025-08-05
    price $136,000
18. 2025-07-15
    price $139,000
19. 2018-04-18
    soldstatus $38,500 161-char remark

    Show marketing remark (161 chars)

    Great starter, retirement or investment property located in the city of Paris. Large master bedroom and a deck on the back. Home is presently rented for $600.00.

20. 2017-10-11
    listed $41,000 161-char remark

    Show marketing remark (161 chars)

    Great starter, retirement or investment property located in the city of Paris. Large master bedroom and a deck on the back. Home is presently rented for $600.00.

21. 2016-03-17
    soldstatus $30,000
22. 1998-06-01
    soldstatus $52,500
23. 1996-08-09
    soldstatus $20,000

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$490/yr (+$41/mo · 123.6%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,778
• − Mortgage interest: −$7,002
• − Property taxes: −$397
• − Insurance: −$625
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,636
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $841/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: Paris
• NCES district ID: 4703360
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $30,045
• Composite: 30.15/100
• National rank: #6330
• State rank: #28 of 139 in TN

Livability — Paris

• Score: 75/100
• State rank: #13
• US rank: #4115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, TN
• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Henry County) Hauer SSP2

• Today (2025): 31,750 people
• By 2030: 31,277 · -1.5%
• By 2040: 30,064 · -5.3%
• By 2050: 28,675 · -9.7%
• By 2075: 25,767 · -18.8%
• By 2100: 22,318 · -29.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 10% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+55.3) · D 21.8% · R 77.1% · Other 1.1%
• 2008→2024 swing: -33.0pp toward R · 2008: -22.4pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+51.1 2016: R+49.8 2012: R+30.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.93%
• Current HPI: 234.3442
• 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

+535.0% since first listed

9 events — show timeline

• 2026-04-13 Listed $127,000 CWTAR
• 2025-08-20 Price Changed $135,000 CWTAR
• 2025-08-05 Price Changed $136,000 CWTAR
• 2025-07-15 Price Changed $139,000 CWTAR
• 2018-04-18 Sold (MLS) $38,500 TVAR
• 2017-10-11 Listed $41,000 TVAR
• 2016-03-17 Sold (Public Records) $30,000 Public Records
• 1998-06-01 Sold (Public Records) $52,500 Public Records
• 1996-08-09 Sold (Public Records) $20,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $397 · +3.1% YoY. Source: county tax records.