7331 Ashburn Rd · Baxter, TN 38544

$229,900

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 262 Days on market

Built 1962 4.00 ac lot $128/sqft · 23% below area Est $297k · 23% under ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Investor Dream Opportunity, This is a very unique property with 4 acres and 3 houses on this property. 3 addresses under one deed. The measurements listed is for the main house only. Great opportunity for 3 rentals. Main home is 1512 sq ft, second home is a mobile home 3 bedrooms, 2 baths with an addition added space, 3rd home is a 1 bedroom, 1 bath home. All homes are in need repair and being sold AS IS. Mobile home is Rented other 2 homes are vacant.

Key facts

• 4 acres
• 3 addresses
• 3 houses

Tags

• 4 ACRES
• 3 HOUSES
• 3 ADDRESSES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (54.4% below list).
• Recommended offer: $105k (54.4% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 1.8% in Baxter — 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 66/100 on livability (#131 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,791 (54.4% 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 262 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 18.3

CMA / ARV

• ARV (median comp): $297,450
• List price: $229,900
• Delta: -22.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $91,492
• Equity at exit: $207,112

10-year hold

• IRR: 16.4%
• Equity multiple: 5.59×
• Total profit: $295,589
• Equity at exit: $446,645

Cash invested: $64,372 (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 38544

• Home prices YoY: 5.0%
• Active inventory: 200
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-527

Break-even live

Break-even rent $1,716

Max offer price $136,733

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $229,900 Active 262 DOM
2. 2026-06-18
   days on market $229,900 Active 261 DOM
3. 2026-06-17
   days on market $229,900 Active 260 DOM
4. 2026-06-16
   days on market $229,900 Active 259 DOM
5. 2026-06-15
   days on market $229,900 Active 258 DOM
6. 2026-06-14
   days on market $229,900 Active 256 DOM
7. 2026-06-13
   days on market $229,900 Active 255 DOM
8. 2026-06-10
   days on market $229,900 Active 253 DOM
9. 2026-06-09
   days on market $229,900 Active 252 DOM
10. 2026-06-08
    days on market $229,900 Active 251 DOM
11. 2026-06-07
    days on market $229,900 Active 250 DOM
12. 2026-06-05
    days on market $229,900 Active 247 DOM
13. 2026-06-02
    days on market $229,900 Active 245 DOM
14. 2026-06-01
    days on market $229,900 Active 244 DOM
15. 2026-05-31
    days on market $229,900 Active 243 DOM
16. 2026-05-30
    days on market $229,900 Active 242 DOM
17. 2026-01-12
    price $229,900 456-char remark

    Show marketing remark (456 chars)

    Investor Dream Opportunity, This is a very unique property with 4 acres and 3 houses on this property. 3 addresses under one deed. The measurements listed is for the main house only. Great opportunity for 3 rentals. Main home is 1512 sq ft, second home is a mobile home 3 bedrooms, 2 baths with an addition added space, 3rd home is a 1 bedroom, 1 bath home. All homes are in need repair and being sold AS IS. Mobile home is Rented other 2 homes are vacant.

18. 2026-01-12
    price $229,900 456-char remark

    Show marketing remark (456 chars)

    Investor Dream Opportunity, This is a very unique property with 4 acres and 3 houses on this property. 3 addresses under one deed. The measurements listed is for the main house only. Great opportunity for 3 rentals. Main home is 1512 sq ft, second home is a mobile home 3 bedrooms, 2 baths with an addition added space, 3rd home is a 1 bedroom, 1 bath home. All homes are in need repair and being sold AS IS. Mobile home is Rented other 2 homes are vacant.

19. 2025-10-01
    listed $249,900 Active 456-char remark

    Show marketing remark (456 chars)

    Investor Dream Opportunity, This is a very unique property with 4 acres and 3 houses on this property. 3 addresses under one deed. The measurements listed is for the main house only. Great opportunity for 3 rentals. Main home is 1512 sq ft, second home is a mobile home 3 bedrooms, 2 baths with an addition added space, 3rd home is a 1 bedroom, 1 bath home. All homes are in need repair and being sold AS IS. Mobile home is Rented other 2 homes are vacant.

20. 2025-09-30
    listed $249,900 Active 456-char remark

    Show marketing remark (456 chars)

    Investor Dream Opportunity, This is a very unique property with 4 acres and 3 houses on this property. 3 addresses under one deed. The measurements listed is for the main house only. Great opportunity for 3 rentals. Main home is 1512 sq ft, second home is a mobile home 3 bedrooms, 2 baths with an addition added space, 3rd home is a 1 bedroom, 1 bath home. All homes are in need repair and being sold AS IS. Mobile home is Rented other 2 homes are vacant.

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$986/yr (+$82/mo · 152.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,575
• − Mortgage interest: −$12,878
• − Property taxes: −$646
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$6,688
• Taxable loss: −$10,799
• Est. tax savings @ 24.0%: +$2,592
• After-tax cash flow: $-3,737/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Baxter

• Score: 66/100
• State rank: #131
• US rank: #12008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,413

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 320.6255
• 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

-8.0% since first listed

4 events — show timeline

• 2026-01-12 Price Changed $229,900 UCMLS
• 2026-01-12 Price Changed $229,900 REALTRACS as Distributed by MLS Grid
• 2025-10-01 Listed $249,900 UCMLS
• 2025-09-30 Listed $249,900 REALTRACS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $646 · +0.0% YoY. Source: county tax records.