1263 Union Camp Rd · Lafayette, TN 37083

$194,900

3 bd · 1.0 ba · 2,124 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.64 ac lot

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Why this score? — see what drove the C 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 +20.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

*** LOWER PRICE *** Quaint country living, in the heart of Lafayette, convenient to local restaurants and shopping. POTENTIAL investment property and/or first time home buyer's opportunity.

Key facts

• 0.64 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 car); Covered parking spaces: 2; Carport (1 space); Driveway with gravel surface; Total parking for 2 vehicles
• Utilities: Public water available; Septic tank; Water service available
• Home design: Single family residence; Two levels; Renovated
• Construction: Aluminum siding; Metal roof
• Exterior features: Covered porch

Interior

• Kitchen: Eat-in kitchen; Built-in electric oven; Electric range / cooktop; Refrigerator
• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level; Bedroom sizes: 14x14, 10x10, 10x12
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Extra closets; Crawl space basement (no finished basement)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (5x10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $178k (8.5% below list).
• Recommended offer: $178k (8.5% 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: Central Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 450 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: 175 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 $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 13y 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 $120k; list at $195k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $178,301 (8.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 9.1

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: 28.2%
• Equity multiple: 3.23×
• Total profit: $121,837
• Equity at exit: $175,581

10-year hold

• IRR: 24.6%
• Equity multiple: 7.34×
• Total profit: $346,209
• Equity at exit: $378,648

Cash invested: $54,572 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 175
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $248

Break-even live

Break-even rent $1,469

Max offer price $194,900

Occupancy floor 81%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 205-char remark
2. 2026-06-18
   listed $194,900 Active 1 DOM

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$693/yr (+$58/mo · 100.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,396
• − Mortgage interest: −$10,917
• − Property taxes: −$691
• − Insurance: −$974
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,670
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $3,040/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

+289.8% since first listed

34 events — show timeline

• 2026-06-18 Listed $194,900 REALTRACS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-21 Listed $209,900 REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-31 Listed $230,000 REALTRACS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-02-06 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2025-01-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-11-26 Price Changed $295,000 REALTRACS as Distributed by MLS Grid
• 2024-11-15 Listed $265,000 REALTRACS as Distributed by MLS Grid
• 2024-01-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-01-23 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2024-01-12 Sold (Public Records) $120,000 Public Records
• 2024-01-12 Sold (MLS) $120,000 REALTRACS as Distributed by MLS Grid
• 2023-12-27 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-12-04 Listed $139,900 REALTRACS as Distributed by MLS Grid
• 2023-11-28 Coming Soon $139,900 REALTRACS as Distributed by MLS Grid
• 2017-07-17 Sold (MLS) $48,000 REALTRACS as Distributed by MLS Grid
• 2017-07-07 Sold (Public Records) $48,000 Public Records
• 2017-06-01 Pending — REALTRACS as Distributed by MLS Grid
• 2017-05-20 Price Changed $50,000 REALTRACS as Distributed by MLS Grid
• 2017-05-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2017-04-27 Pending — REALTRACS as Distributed by MLS Grid
• 2017-04-14 Listed $55,000 REALTRACS as Distributed by MLS Grid
• 2015-11-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-09-18 Price Changed $59,500 REALTRACS as Distributed by MLS Grid
• 2015-06-30 Price Changed $62,000 REALTRACS as Distributed by MLS Grid
• 2015-06-18 Price Changed $68,500 REALTRACS as Distributed by MLS Grid
• 2015-05-29 Listed $74,900 REALTRACS as Distributed by MLS Grid
• 2013-12-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-12-12 Sold (MLS) $57,000 REALTRACS as Distributed by MLS Grid
• 2013-12-12 Sold (MLS) $57,000 REALTRACS as Distributed by MLS Grid
• 2013-09-25 Listed $65,900 REALTRACS as Distributed by MLS Grid
• 2005-12-07 Sold (Public Records) $50,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $691 · +0.0% YoY. Source: county tax records.