75 New Harmony Rd · Lafayette, TN 37083

$255,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 143 Days on market

Built 2023 5.80 ac lot ↓ 17% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Listing remarks

Newly Built (traditional construction, not a pole barn) Hillside Minimalist Mini Farm with plenty room for expansion, almost 6 acres & creek, priced $70,000 below appraised value! Cozy and low cost/low maintenance, 10’ ceilings, 2x6 construction & 400amp service. Acid washed concrete floors, fenced in chicken coup, lots of driveway space, storage container & multiple storage buildings. ATV/dirt bike trails, tons of road frontage, beautiful creek at bottom of the hill. Check out the satellite photo with property lines; Lots of possibilities. Daily and nightly passes of wildlife. Over 60 varieties of woody ornamentals/hardwoods along with eclectic ephemerals and many

Key facts

• 10 ceilings
• Metal house
• Almost 6 acres

Tags

• HILLSIDE MINIMALIST MINI FARM
• ALMOST 6 ACRES
• CREEK
• METAL HOUSE
• 10 CEILINGS
• 2X6 CONSTRUCTION

Property features AI

Finance

• Other: $840 annual tax (provided for reference)

Exterior

• Parking: Attached garage with 2 covered spaces (2 total parking spaces)
• Utilities: Public water; Private sewer; Water available
• Home design: Single family residence; One story; Residential property
• Construction: Aluminum siding; Metal roof; Slab foundation; Existing construction; Built as a one-level home
• Exterior features: 5.8-acre lot; Water available; Pets allowed

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Electric range; Dishwasher; Refrigerator; Concrete flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (37.5% below list).
• Recommended offer: $159k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County Junior High School (math 37% / reading 26%, grade F, #89 of 333 statewide, top 28%, 771 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $94k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,447 (37.5% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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: 0.63% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 13.3

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: 21.2%
• Equity multiple: 2.72×
• Total profit: $122,677
• Equity at exit: $229,724

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $373,645
• Equity at exit: $495,409

Cash invested: $71,400 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 179
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-252

Break-even live

Break-even rent $1,914

Max offer price $210,418

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-180	+0% $-252	+5% $-325	+10% $-397
Rent	-10% $-378	-5% $-315	+0% $-252	+5% $-189	+10% $-126
Rate	-1.0pp $-124	-0.5pp $-188	base $-252	+0.5pp $-318	+1.0pp $-386

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $255,000 Active 143 DOM
2. 2026-06-21
   days on market $255,000 Active 142 DOM
3. 2026-06-21
   days on market $255,000 Active 141 DOM
4. 2026-06-18
   days on market $255,000 Active 139 DOM
5. 2026-06-17
   days on market $255,000 Active 138 DOM
6. 2026-06-16
   pricedays on market $255,000 Active 137 DOM
7. 2026-06-15
   days on market $264,900 Active 136 DOM
8. 2026-06-13
   days on market $264,900 Active 134 DOM
9. 2026-06-12
   days on market $264,900 Active 133 DOM
10. 2026-06-09
    days on market $264,900 Active 130 DOM
11. 2026-06-08
    days on market $264,900 Active 129 DOM
12. 2026-06-08
    days on market $264,900 Active 128 DOM
13. 2026-06-07
    pricedays on market $264,900 Active 127 DOM
14. 2026-06-03
    days on market $269,900 Active 124 DOM
15. 2026-06-02
    days on market $269,900 Active 123 DOM
16. 2026-06-01
    days on market $269,900 Active 122 DOM
17. 2026-05-31
    days on market $269,900 Active 121 DOM
18. 2026-05-21
    price $275,000
19. 2026-05-12
    price $279,900
20. 2026-04-30
    price $289,900
21. 2026-04-24
    price $294,000
22. 2026-04-01
    price $295,000
23. 2026-03-22
    price $300,000
24. 2026-03-18
    price $310,000
25. 2026-03-15
    price $315,000
26. 2026-02-27
    price $319,000
27. 2026-02-17
    price $329,000
28. 2026-02-06
    price $339,000
29. 2026-01-30
    listed $349,000 Active
30. 2026-01-15
    historical
31. 2026-01-10
    price $325,000
32. 2025-12-05
    listed $330,000 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: $822 · $68/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$988/yr (+$82/mo · 120.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,134
• − Mortgage interest: −$14,284
• − Property taxes: −$822
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$7,418
• Taxable loss: −$7,727
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-1,174/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

-16.7% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $275,000 REALTRACS as Distributed by MLS Grid
• 2026-05-12 Price Changed $279,900 REALTRACS as Distributed by MLS Grid
• 2026-04-30 Price Changed $289,900 REALTRACS as Distributed by MLS Grid
• 2026-04-24 Price Changed $294,000 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Price Changed $295,000 REALTRACS as Distributed by MLS Grid
• 2026-03-22 Price Changed $300,000 REALTRACS as Distributed by MLS Grid
• 2026-03-18 Price Changed $310,000 REALTRACS as Distributed by MLS Grid
• 2026-03-15 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2026-02-27 Price Changed $319,000 REALTRACS as Distributed by MLS Grid
• 2026-02-17 Price Changed $329,000 REALTRACS as Distributed by MLS Grid
• 2026-02-06 Price Changed $339,000 REALTRACS as Distributed by MLS Grid
• 2026-01-30 Listed $349,000 REALTRACS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-10 Price Changed $325,000 REALTRACS as Distributed by MLS Grid
• 2025-12-05 Listed $330,000 REALTRACS as Distributed by MLS Grid

Property tax history

+37.9%/yr

Latest (2025): $822 · -2.1% YoY. Source: county tax records.