1138 Walkers Chapel Rd · Fairfield, TN 42120

$49,900

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 428 Days on market

Built 1949 1.00 ac 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
• Appreciation +4.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks MLS

This house as You can see needs repairs, but is in a Great Location on a nice wooded corner lot between Scottsville and Franklin. The property is on Allen Co. Water. Okay House flippers this one is for You !!! This is a HANDY MAN'S SPECIAL !!! SELLING AS-IS !!! THIS PROPERTY WILL NOT QUALIFY FOR ANY TYPE OF GOVERNMENT LOAN.

Key facts

• Wooded corner lot
• 1 acre lot
• Built 1949

Tags

• WOODED CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#426 in TN) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Allen County (rural): math 29% / reading 37% proficiency, ranked #85 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $345 of loan paydown is wiped out by about $718 of value loss. Plan a longer hold.
• Allen County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 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 1949 — 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. 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.
7. 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.
8. 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: 2.57% ✓
• Cap rate: 23.04%
• Cash-on-cash: 59.80%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.84×
• Total profit: $39,611
• Equity at exit: $11,002

10-year hold

• IRR: 63.5%
• Equity multiple: 7.78×
• Total profit: $94,680
• Equity at exit: $10,685

Cash invested: $13,972 (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 42120

• Home prices YoY: -0.8%
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $696

Break-even live

Break-even rent $403

Max offer price $49,900

Occupancy floor 41%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $49,900 Active 428 DOM
2. 2026-06-18
   days on market $49,900 Active 427 DOM
3. 2026-06-17
   days on market $49,900 Active 426 DOM
4. 2026-06-16
   days on market $49,900 Active 425 DOM
5. 2026-06-15
   days on market $49,900 Active 424 DOM
6. 2026-06-14
   days on market $49,900 Active 422 DOM
7. 2026-06-13
   days on market $49,900 Active 421 DOM
8. 2026-06-10
   days on market $49,900 Active 419 DOM
9. 2026-06-09
   days on market $49,900 Active 418 DOM
10. 2026-06-08
    days on market $49,900 Active 417 DOM
11. 2026-06-07
    days on market $49,900 Active 416 DOM
12. 2026-06-05
    days on market $49,900 Active 413 DOM
13. 2026-06-02
    days on market $49,900 Active 411 DOM
14. 2026-06-01
    days on market $49,900 Active 410 DOM
15. 2026-05-31
    days on market $49,900 Active 409 DOM
16. 2026-05-30
    days on market $49,900 Active 408 DOM
17. 2025-10-02
    status Active 325-char remark

    Show marketing remark (325 chars)

    This house as You can see needs repairs, but is in a Great Location on a nice wooded corner lot between Scottsville and Franklin. The property is on Allen Co. Water. Okay House flippers this one is for You !!! This is a HANDY MAN'S SPECIAL !!! SELLING AS-IS !!! THIS PROPERTY WILL NOT QUALIFY FOR ANY TYPE OF GOVERNMENT LOAN.

18. 2025-09-05
    historical Active Under Contract 325-char remark

    Show marketing remark (325 chars)

    This house as You can see needs repairs, but is in a Great Location on a nice wooded corner lot between Scottsville and Franklin. The property is on Allen Co. Water. Okay House flippers this one is for You !!! This is a HANDY MAN'S SPECIAL !!! SELLING AS-IS !!! THIS PROPERTY WILL NOT QUALIFY FOR ANY TYPE OF GOVERNMENT LOAN.

19. 2025-04-16
    listed $49,900 Active 325-char remark

    Show marketing remark (325 chars)

    This house as You can see needs repairs, but is in a Great Location on a nice wooded corner lot between Scottsville and Franklin. The property is on Allen Co. Water. Okay House flippers this one is for You !!! This is a HANDY MAN'S SPECIAL !!! SELLING AS-IS !!! THIS PROPERTY WILL NOT QUALIFY FOR ANY TYPE OF GOVERNMENT LOAN.

20. 2002-10-01
    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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,409
• − Mortgage interest: −$2,795
• − Property taxes: −$428
• − Insurance: −$250
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,452
• Taxable income: $8,019
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $6,431/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: Allen County
• NCES district ID: 2100070
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $38,248
• Composite: 27.54/100
• National rank: #6946
• State rank: #85 of 165 in KY

Livability — Fairfield

• Score: 38/100
• State rank: #426
• US rank: #27496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,595

Population outlook (Allen County) Hauer SSP2

• Today (2025): 21,553 people
• By 2030: 21,947 · +1.8%
• By 2040: 22,574 · +4.7%
• By 2050: 22,739 · +5.5%
• By 2075: 22,607 · +4.9%
• By 2100: 20,793 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.1%
• 2008→2024 swing: -23.3pp toward R · 2008: -43.8pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+63.5 2016: R+63.3 2012: R+47.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.44%
• Current HPI: 173.6811
• 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

+31.3% since first listed

4 events — show timeline

• 2025-10-02 Relisted — RASKMLS
• 2025-09-05 Contingent — RASKMLS
• 2025-04-16 Listed $49,900 RASKMLS
• 2002-10-01 Sold (Public Records) $38,000 Public Records