1010 N High St · Winchester, TN 37398

$269,900

3 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 44 Days on market

Built 1952 0.29 ac lot Est $453k · 40% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

Key facts

• 0.29 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Financial info: $945 annual tax (reported)

Exterior

• Parking: Attached garage (1 covered space, 1 total garage space) with garage facing rear
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Water available
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof; Crawl space foundation; Existing year built
• Exterior features: Lot roughly 0.29 acres (approx. 88/89 x 150); Lot size calculated from plat

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approx. 11 x 13 with extra-large closet; Second bedroom approx. 10 x 10 with extra-large closet; Third bedroom approx. 10 x 10 with extra-large closet
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Has heating and cooling
• Interior features: Kitchen island; Great room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $216k (20.0% below list).
• Recommended offer: $216k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Winchester — 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 65/100 on livability (#149 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities D-.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clark Memorial School (math 14% / reading 27%, grade F, #637 of 952 statewide, top 68%, 489 students, 0% FRL); Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 324 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $204k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $215,955 (20.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 0.80% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $453,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 N High St	0.08mi	3/2.0	1,976 (+6%)	8mo	$344,000	$174	80
1000 N Jefferson St	0.21mi	3/2.5	1,796 (-4%)	14mo	$765,000	$426	71
611 N High St	0.36mi	2/1.0 (-1)	1,807 (-3%)	8mo	$195,000	$108	62
115 Barefoot Way	0.25mi	4/2.5 (+1)	1,940 (+4%)	16mo	$525,000	$271	61
57 Wakeboard Way	0.66mi	3/2.5	1,939 (+4%)	1mo	$610,000	$315	60
238 Jills Lndg	0.68mi	3/2.0	1,975 (+6%)	6mo	$400,500	$203	53
50 Barefoot Way	0.29mi	4/2.5 (+1)	1,718 (-8%)	18mo	$683,000	$398	51
170 Brandi Cir	0.63mi	3/2.0	1,663 (-11%)	2mo	$326,500	$196	51
600 N Vine St	0.40mi	4/1.5 (+1)	1,720 (-8%)	13mo	$254,900	$148	50
22 Driftwood Ct	0.71mi	3/2.5	2,020 (+8%)	1mo	$539,900	$267	50
211 N Jefferson St	0.69mi	3/2.0	1,956 (+5%)	14mo	$226,000	$116	48
146 Brandi Way	0.46mi	3/2.0	2,080 (+12%)	14mo	$505,000	$243	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-37,528
• Equity at exit: $40,243

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-25,036
• Equity at exit: $23,336

Cash invested: $75,572 (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 37398

• Home prices YoY: -21.1%
• Active inventory: 324
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $99

Break-even live

Break-even rent $2,034

Max offer price $269,900

Occupancy floor 90%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $269,900 Active 44 DOM
2. 2026-06-18
   days on market $269,900 Active 43 DOM
3. 2026-06-17
   price $269,900 Active 42 DOM
4. 2026-06-17
   days on market $279,900 Active 42 DOM
5. 2026-06-16
   days on market $279,900 Active 41 DOM
6. 2026-06-15
   days on market $279,900 Active 40 DOM
7. 2026-06-14
   days on market $279,900 Active 38 DOM
8. 2026-06-13
   days on market $279,900 Active 37 DOM
9. 2026-06-10
   days on market $279,900 Active 35 DOM
10. 2026-06-09
    days on market $279,900 Active 34 DOM
11. 2026-06-08
    days on market $279,900 Active 33 DOM
12. 2026-06-07
    days on market $279,900 Active 32 DOM
13. 2026-06-05
    days on market $279,900 Active 29 DOM
14. 2026-06-03
    days on market $279,900 Active 28 DOM
15. 2026-06-02
    days on market $279,900 Active 27 DOM
16. 2026-06-01
    days on market $279,900 Active 26 DOM
17. 2026-05-31
    days on market $279,900 Active 25 DOM
18. 2026-05-30
    days on market $279,900 Active 24 DOM
19. 2026-05-07
    listed $289,900 Active
20. 2026-05-01
    historical $289,900
21. 2026-03-11
    historical $1,900
22. 2026-01-16
    listed $1,900
23. 2025-01-03
    soldstatus $204,000
24. 2024-12-30
    soldstatus $204,000 Closed 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

25. 2024-12-02
    historical Active Under Contract 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

26. 2024-11-27
    status Active 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

27. 2024-11-08
    historical Active Under Contract 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

28. 2024-10-21
    price $225,000 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

29. 2024-10-03
    price $250,000 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

30. 2024-09-25
    listed $319,000 Active 568-char remark

    Show marketing remark (568 chars)

    WALK TO TIMS FORD LAKE!! Lovely 3bdr/2bath home located just a stone's throw away from the lake and all the conveniences of city living. Enjoy a partial lake view from your front yard. Home has an encapsulated crawl space, new insulation in the attic, HVAC only 4 yrs old, metal roof, and a one car garage. Walking distance from tennis court, park, and public boat launch. Quartz countertops, updated electrical, plumbing, windows, floors, etc. Don't miss this opportunity!! Home has a huge flex room that would make an awesome master suite. Home is selling AS IS!

31. 2022-05-31
    soldstatus $319,999 Closed 379-char remark

    Show marketing remark (379 chars)

    !View of the Water! Rare opportunity with View of Tim's Ford lake! Walk to the water or boat ramp or downtown Winchester! Perfect for AirB&B or your forever home! Complete reNOVATION, All new electrical,Plumbing,Windows, HVAC/Ductwork, floors, paint, bathrooms, with quartz kitchen countertops! 1 car garage, huge 1 acre lot. Don't miss out on your chance to own at the lake!

32. 2022-05-10
    historical Active Under Contract 379-char remark

    Show marketing remark (379 chars)

    !View of the Water! Rare opportunity with View of Tim's Ford lake! Walk to the water or boat ramp or downtown Winchester! Perfect for AirB&B or your forever home! Complete reNOVATION, All new electrical,Plumbing,Windows, HVAC/Ductwork, floors, paint, bathrooms, with quartz kitchen countertops! 1 car garage, huge 1 acre lot. Don't miss out on your chance to own at the lake!

33. 2022-04-28
    listed $319,999 Active 379-char remark

    Show marketing remark (379 chars)

    !View of the Water! Rare opportunity with View of Tim's Ford lake! Walk to the water or boat ramp or downtown Winchester! Perfect for AirB&B or your forever home! Complete reNOVATION, All new electrical,Plumbing,Windows, HVAC/Ductwork, floors, paint, bathrooms, with quartz kitchen countertops! 1 car garage, huge 1 acre lot. Don't miss out on your chance to own at the lake!

34. 2022-01-14
    historical
35. 2021-11-12
    price $289,900
36. 2021-10-11
    listed $299,900 Active
37. 2021-01-19
    soldstatus $71,000
38. 2001-04-26
    soldstatus $38,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: +$971/yr (+$81/mo · 102.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,915
• − Mortgage interest: −$15,119
• − Property taxes: −$945
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$7,852
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $2,033/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Winchester

• Score: 65/100
• State rank: #149
• US rank: #13341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, TN
• Population (ZIP): 15,712

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.03%
• Current HPI: 333.839
• 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

+662.9% since first listed

20 events — show timeline

• 2026-05-07 Listed $289,900 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $289,900 REALTRACS as Distributed by MLS Grid
• 2026-03-11 Rental Removed $1,900 REALTRACS
• 2026-01-16 Listed for Rent $1,900 REALTRACS
• 2025-01-03 Sold (Public Records) $204,000 Public Records
• 2024-12-30 Sold (MLS) $204,000 REALTRACS as Distributed by MLS Grid
• 2024-12-02 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-11-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-10-21 Price Changed $225,000 REALTRACS as Distributed by MLS Grid
• 2024-10-03 Price Changed $250,000 REALTRACS as Distributed by MLS Grid
• 2024-09-25 Listed $319,000 REALTRACS as Distributed by MLS Grid
• 2022-05-31 Sold (MLS) $319,999 REALTRACS as Distributed by MLS Grid
• 2022-05-10 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-04-28 Listed $319,999 REALTRACS as Distributed by MLS Grid
• 2022-01-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-11-12 Price Changed $289,900 REALTRACS as Distributed by MLS Grid
• 2021-10-11 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2021-01-19 Sold (Public Records) $71,000 Public Records
• 2001-04-26 Sold (Public Records) $38,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $945 · -0.1% YoY. Source: county tax records.