93 Beech St · Halls, TN 38040

$168,000

4 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 8 Days on market

Built 2013 0.36 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 +8.5/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0
• Schools +1.1/10.0

Listing remarks MLS

You ask and here it is. .. Located in Halls school district on a quiet dead end street. . This home has the feel of home with 4BR 2Ba or the 4th BR can easily make a separate dining room. The renovated kitchen is convenient for preparing your favorite meals and the back deck built from Trex decking is a step out the back door. If front porch sitting is your favorite spot you will find this home perfect for you. Call now to schedule your private showing.

Key facts

• Front porch
• Renovated kitchen
• Back deck

Tags

• HALLS SCHOOL DISTRICT
• QUIET DEAD END STREET
• RENOVATED KITCHEN
• BACK DECK
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (34.5% below list).
• Recommended offer: $110k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#63 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, schools F, amenities F.
• Lauderdale County (town): math 12% / reading 16% proficiency, ranked #132 of 139 in TN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 24 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Lauderdale County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $82k; list at $168k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,956 (34.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 12.7

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $81,974
• Equity at exit: $151,348

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $248,689
• Equity at exit: $326,387

Cash invested: $47,040 (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 38040

• Home prices YoY: 4.6%
• Active inventory: 17
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-148

Break-even live

Break-even rent $1,287

Max offer price $141,785

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-13
   status Pending 457-char remark

   Show marketing remark (457 chars)

   You ask and here it is. .. Located in Halls school district on a quiet dead end street. . This home has the feel of home with 4BR 2Ba or the 4th BR can easily make a separate dining room. The renovated kitchen is convenient for preparing your favorite meals and the back deck built from Trex decking is a step out the back door. If front porch sitting is your favorite spot you will find this home perfect for you. Call now to schedule your private showing.

2. 2026-03-13
   status Pending

   Show marketing remark (457 chars)

   You ask and here it is. .. Located in Halls school district on a quiet dead end street. . This home has the feel of home with 4BR 2Ba or the 4th BR can easily make a separate dining room. The renovated kitchen is convenient for preparing your favorite meals and the back deck built from Trex decking is a step out the back door. If front porch sitting is your favorite spot you will find this home perfect for you. Call now to schedule your private showing.

3. 2026-03-05
   listed $168,000 Active 457-char remark

   Show marketing remark (457 chars)

   You ask and here it is. .. Located in Halls school district on a quiet dead end street. . This home has the feel of home with 4BR 2Ba or the 4th BR can easily make a separate dining room. The renovated kitchen is convenient for preparing your favorite meals and the back deck built from Trex decking is a step out the back door. If front porch sitting is your favorite spot you will find this home perfect for you. Call now to schedule your private showing.

4. 2026-03-05
   listed $168,000 Active

   Show marketing remark (457 chars)

   You ask and here it is. .. Located in Halls school district on a quiet dead end street. . This home has the feel of home with 4BR 2Ba or the 4th BR can easily make a separate dining room. The renovated kitchen is convenient for preparing your favorite meals and the back deck built from Trex decking is a step out the back door. If front porch sitting is your favorite spot you will find this home perfect for you. Call now to schedule your private showing.

5. 2024-06-04
   price $178,000
6. 2019-06-11
   soldstatus $82,000
7. 2019-06-11
   soldstatus $82,000
8. 2019-05-29
   soldstatus $82,000 Closed
9. 2019-04-15
   status Pending
10. 2019-03-27
    listed $79,900 Active
11. 2016-06-07
    soldstatus $60,420
12. 2015-12-11
    soldstatus $30,000 Closed
13. 2015-11-24
    status Pending
14. 2015-10-29
    listed $32,000 Active

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$400/yr (+$33/mo · 50.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,195
• − Mortgage interest: −$9,411
• − Property taxes: −$792
• − Insurance: −$840
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,887
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-618/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: Lauderdale County
• NCES district ID: 4702310
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,108
• Composite: 11.31/100
• National rank: #9717
• State rank: #132 of 139 in TN

Livability — Halls

• Score: 69/100
• State rank: #63
• US rank: #8345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Halls, TN
• Population (ZIP): 4,689

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 26,081 people
• By 2030: 25,421 · -2.5%
• By 2040: 23,824 · -8.7%
• By 2050: 22,283 · -14.6%
• By 2075: 19,016 · -27.1%
• By 2100: 15,472 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -6.5pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+27.7 2016: R+14.2 2012: R+7.0 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.27%
• Current HPI: 255.205
• 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

+425.0% since first listed

14 events — show timeline

• 2026-03-13 Pending — CWTAR
• 2026-03-13 Pending — Memphis Area Association of Realtors(R) MLS
• 2026-03-05 Listed $168,000 Memphis Area Association of Realtors(R) MLS
• 2026-03-05 Listed $168,000 CWTAR
• 2024-06-04 Price Changed $178,000 Memphis Area Association of Realtors(R) MLS
• 2019-06-11 Sold (Public Records) $82,000 Public Records
• 2019-06-11 Sold (Public Records) $82,000 Public Records
• 2019-05-29 Sold (MLS) $82,000 Memphis Area Association of Realtors(R) MLS
• 2019-04-15 Pending — Memphis Area Association of Realtors(R) MLS
• 2019-03-27 Listed $79,900 Memphis Area Association of Realtors(R) MLS
• 2016-06-07 Sold (Public Records) $60,420 Public Records
• 2015-12-11 Sold (MLS) $30,000 Memphis Area Association of Realtors(R) MLS
• 2015-11-24 Pending — Memphis Area Association of Realtors(R) MLS
• 2015-10-29 Listed $32,000 Memphis Area Association of Realtors(R) MLS

Property tax history

-0.3%/yr

Latest (2025): $792 · +0.0% YoY. Source: county tax records.