1997 Ardmore Hwy · Ardmore, TN 38449

$60,000

3 bd · 1.0 ba · 1,653 sqft · SingleFamily public records · 127 Days on market

Built 1945 0.27 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
• Schools +3.1/10.0
• Appreciation +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Zoned Residential with Lincoln Count TN

Key facts

• 0.27 acre lot
• Built 1945
• Listed 127 days

Property features AI

Finance

• Financial info: $419 annual tax amount

Exterior

• Parking: No covered parking reported; No parking total reported
• Utilities: Public water available; Septic tank sewage; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Built (existing); Construction materials: Other
• Exterior features: Lot approximately 0.27 acres; Lot dimensions roughly 43.87 x 148.38 (irregular)

Interior

• Kitchen: Kitchen (approx. 9x11)
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 15x26, 16x11, 15x26
• Flooring: Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Concrete flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 3.2% in Ardmore — 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 55/100 on livability (#359 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanche School (327 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected to shrink 3% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1945 — 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: 2.59% ✓
• Cap rate: 23.62%
• Cash-on-cash: 61.89%
• DSCR: 3.75
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $325,641
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1963 Ardmore Hwy	0.36mi	3/2.0	1,600 (-3%)	10mo	$315,000	$197	66

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: 60.8%
• Equity multiple: 3.71×
• Total profit: $45,453
• Equity at exit: $8,946

10-year hold

• IRR: 65.4%
• Equity multiple: 7.58×
• Total profit: $110,599
• Equity at exit: $5,188

Cash invested: $16,800 (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 38449

• Home prices YoY: -1.4%
• Active inventory: 31
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $866

Break-even live

Break-even rent $455

Max offer price $60,000

Occupancy floor 39%

Sensitivity live

Price	-10% $900	-5% $883	+0% $866	+5% $849	+10% $833
Rent	-10% $744	-5% $805	+0% $866	+5% $928	+10% $989
Rate	-1.0pp $897	-0.5pp $882	base $866	+0.5pp $851	+1.0pp $835

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $60,000 Active 127 DOM
2. 2026-04-01
   price $60,000

   Show marketing remark (39 chars)

   Zoned Residential with Lincoln Count TN

3. 2026-04-01
   price $60,000 39-char remark

   Show marketing remark (39 chars)

   Zoned Residential with Lincoln Count TN

4. 2026-03-25
   listed $75,000 Active 39-char remark

   Show marketing remark (39 chars)

   Zoned Residential with Lincoln Count TN

5. 2026-01-20
   listed $75,000 Active
6. 2026-01-14
   price $75,000
7. 2026-01-13
   price $85,900
8. 2026-01-13
   historical
9. 2025-12-15
   price $175,000
10. 2025-12-15
    price $175,000
11. 2025-10-06
    price $224,000
12. 2025-10-06
    price $224,000
13. 2025-09-12
    listed $249,999 Active
14. 2025-09-12
    listed $249,999 Active
15. 2015-01-20
    soldstatus $30,000
16. 2007-04-03
    soldstatus $28,500
17. 2004-03-30
    soldstatus $44,000

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $426 · $36/mo
• Expected delta: +$189/yr (+$16/mo · 79.7%)

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

Taxation est. · year 1

• Rental income: $18,621
• − Mortgage interest: −$3,361
• − Property taxes: −$237
• − Insurance: −$300
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$1,745
• Taxable income: $9,998
• Est. tax owed @ 24.0%: −$2,400
• After-tax cash flow: $7,998/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Ardmore

• Score: 55/100
• State rank: #359
• US rank: #23453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,255

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3% Asian 2%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Tagalog/Filipino 1% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.41%
• Current HPI: 305.1337
• 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

+36.4% since first listed

16 events — show timeline

• 2026-04-01 Price Changed $60,000 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Price Changed $60,000 VMLS
• 2026-03-25 Listed $75,000 VMLS
• 2026-01-20 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2026-01-14 Price Changed $75,000 VMLS
• 2026-01-13 Price Changed $85,900 VMLS
• 2026-01-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-15 Price Changed $175,000 VMLS
• 2025-12-15 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2025-10-06 Price Changed $224,000 VMLS
• 2025-10-06 Price Changed $224,000 REALTRACS as Distributed by MLS Grid
• 2025-09-12 Listed $249,999 VMLS
• 2025-09-12 Listed $249,999 REALTRACS as Distributed by MLS Grid
• 2015-01-20 Sold (Public Records) $30,000 Public Records
• 2007-04-03 Sold (Public Records) $28,500 Public Records
• 2004-03-30 Sold (Public Records) $44,000 Public Records

Property tax history

+6.2%/yr

Latest (2017): $237 · +0.0% YoY. Source: county tax records.