1436 N 18th Ave · Humboldt, TN 38343

$35,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 177 Days on market

Built 1933 5,967 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment & fixer up property in Humboldt, TN - 2 bedrooms & 1 bath, large kitchen & laundry room. House has a metal roof & has been recently painted & new windows. This property has a 15 x 20 outbuilding for the handyman or extra storage. Call Denice Webb 731-414-1012 for more information. Home to be sold "As Is". Great investment property in Humboldt, TN - 2 bedrooms & 1 bath, large kitchen & laundry room. This house has a metal roof and has been recently painted & new windows. This property has a 15 x 20 outbuilding for the handyman or extra storage. Call Denice Webb 731-414-1012 for more information.

Key facts

• Metal roof
• Outbuilding
• Recently painted

Tags

• METAL ROOF
• RECENTLY PAINTED
• NEW WINDOWS
• OUTBUILDING

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Natural gas available
• Home design: Single family residence; One level
• Construction: Stucco construction; Slab foundation
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Refrigerator included; 5 total rooms
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#289 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Humboldt City Schools (town): math 4% / reading 9% proficiency, ranked #138 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $623; list at $35k implies a 5518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1933 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.71% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.72%
• DSCR: 3.97
• GRM: 3.1

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: 66.0%
• Equity multiple: 3.96×
• Total profit: $29,024
• Equity at exit: $5,219

10-year hold

• IRR: 70.3%
• Equity multiple: 8.14×
• Total profit: $69,927
• Equity at exit: $3,026

Cash invested: $9,800 (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 38343

• Home prices YoY: -18.1%
• Active inventory: 151
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$8 /mo · $90/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $545

Break-even live

Break-even rent $260

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Vine St Humboldt, TN	2.0	1.0	754	$950	$1.26	43d	1	0.30mi

Listing history 22 events

1. 2026-06-18
   price $35,000 Active 177 DOM
2. 2026-06-18
   days on market $49,900 Active 177 DOM
3. 2026-06-17
   days on market $49,900 Active 176 DOM
4. 2026-06-16
   days on market $49,900 Active 175 DOM
5. 2026-06-15
   days on market $49,900 Active 174 DOM
6. 2026-06-13
   days on market $49,900 Active 172 DOM
7. 2026-06-12
   days on market $49,900 Active 171 DOM
8. 2026-06-09
   days on market $49,900 Active 168 DOM
9. 2026-06-08
   days on market $49,900 Active 167 DOM
10. 2026-06-08
    days on market $49,900 Active 166 DOM
11. 2026-06-07
    days on market $49,900 Active 165 DOM
12. 2026-06-03
    days on market $49,900 Active 162 DOM
13. 2026-06-02
    days on market $49,900 Active 161 DOM
14. 2026-06-01
    days on market $49,900 Active 160 DOM
15. 2026-05-31
    days on market $49,900 Active 159 DOM
16. 2026-04-28
    price $49,900
17. 2026-03-04
    status Active
18. 2026-01-30
    status Pending
19. 2026-01-24
    price $53,900
20. 2025-11-20
    listed $59,000 Active
21. 2020-08-13
    soldstatus $623
22. 2003-10-30
    soldstatus $12,000

ⓘ 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: $90 · $8/mo
• Projected year-2 tax: $249 · $21/mo
• Expected delta: +$159/yr (+$13/mo · 176.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $11,400
• − Mortgage interest: −$1,961
• − Property taxes: −$90
• − Insurance: −$175
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,018
• Taxable income: $6,332
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,019/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: Humboldt City Schools
• NCES district ID: 4701950
• Math proficiency: 4% ▼ -11.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $30,717
• Composite: 4.86/100
• National rank: #10042
• State rank: #138 of 139 in TN

Livability — Humboldt

• Score: 59/100
• State rank: #289
• US rank: #20318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humboldt, TN
• City population: 15,672
• Population (ZIP): 15,672

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.61%
• Current HPI: 206.7365
• 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

+315.8% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $49,900 CWTAR
• 2026-03-04 Relisted — CWTAR
• 2026-01-30 Pending — CWTAR
• 2026-01-24 Price Changed $53,900 CWTAR
• 2025-11-20 Listed $59,000 CWTAR
• 2020-08-13 Sold (Public Records) $623 Public Records
• 2003-10-30 Sold (Public Records) $12,000 Public Records

Property tax history

-7.1%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.