75 Hughes Hollow Rd · Loretto, TN 38464

$75,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 74 Days on market

Built 1900 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This could be a great home with a little TLC! 3 beds, 1 bath and basement! Show anytime!

Key facts

• 1 acre lot
• Built 1900
• Listed 74 days

Property features AI

Exterior

• Parking: No covered or dedicated parking listed
• Utilities: No public water available; Septic tank; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Existing structure
• Exterior features: Pets allowed

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Partial basement; No built-in appliances listed
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#86 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D+, amenities F.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Leoma Elementary (math 26% / reading 23%, grade F, #546 of 952 statewide, top 61%, 538 students, 0% FRL); Lawrence Co High School (math 26% / reading 23%, grade F, #129 of 332 statewide, top 43%, 1,143 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 172 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected to shrink 4% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $25k; list at $75k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.63% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.53%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 1.79×
• Total profit: $16,545
• Equity at exit: $11,183

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $51,404
• Equity at exit: $6,485

Cash invested: $21,000 (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 38464

• Home prices YoY: -19.4%
• Active inventory: 172
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $450

Break-even live

Break-even rent $650

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $493	-5% $472	+0% $450	+5% $429	+10% $408
Rent	-10% $354	-5% $402	+0% $450	+5% $499	+10% $547
Rate	-1.0pp $488	-0.5pp $469	base $450	+0.5pp $431	+1.0pp $411

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $75,000 Active 74 DOM
2. 2026-06-18
   days on market $75,000 Active 72 DOM
3. 2026-06-17
   days on market $75,000 Active 71 DOM
4. 2026-06-16
   days on market $75,000 Active 70 DOM
5. 2026-06-15
   days on market $75,000 Active 69 DOM
6. 2026-06-13
   days on market $75,000 Active 67 DOM
7. 2026-06-12
   days on market $75,000 Active 66 DOM
8. 2026-06-09
   days on market $75,000 Active 63 DOM
9. 2026-06-08
   days on market $75,000 Active 62 DOM
10. 2026-06-08
    days on market $75,000 Active 61 DOM
11. 2026-06-07
    days on market $75,000 Active 60 DOM
12. 2026-06-03
    days on market $75,000 Active 57 DOM
13. 2026-06-02
    days on market $75,000 Active 56 DOM
14. 2026-06-01
    days on market $75,000 Active 55 DOM
15. 2026-05-31
    days on market $75,000 Active 54 DOM
16. 2026-04-07
    listed $75,000 Active
17. 2026-03-10
    historical
18. 2025-12-08
    status Active
19. 2025-12-06
    historical
20. 2025-08-11
    status Active
21. 2025-07-23
    status Pending
22. 2025-06-06
    listed $70,000 Active
23. 2013-10-10
    historical
24. 2013-09-23
    listed $27,000
25. 2013-08-22
    historical
26. 2013-04-18
    listed $29,900
27. 2013-01-13
    historical
28. 2012-08-31
    listed $29,900
29. 2012-08-03
    historical
30. 2012-02-05
    listed $29,900
31. 2007-06-21
    soldstatus $25,000
32. 2000-07-20
    soldstatus $25,416
33. 1989-04-12
    soldstatus $18,000

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$266/yr (+$22/mo · 100.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,636
• − Mortgage interest: −$4,201
• − Property taxes: −$266
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,182
• Taxable income: $4,473
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,331/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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Loretto

• Score: 68/100
• State rank: #86
• US rank: #9425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,727

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.17%
• Current HPI: 291.6302
• 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

+316.7% since first listed

18 events — show timeline

• 2026-04-07 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-07-23 Pending — REALTRACS as Distributed by MLS Grid
• 2025-06-06 Listed $70,000 REALTRACS as Distributed by MLS Grid
• 2013-10-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-09-23 Listed $27,000 REALTRACS as Distributed by MLS Grid
• 2013-08-22 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-04-18 Listed $29,900 REALTRACS as Distributed by MLS Grid
• 2013-01-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-08-31 Listed $29,900 REALTRACS as Distributed by MLS Grid
• 2012-08-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-02-05 Listed $29,900 REALTRACS as Distributed by MLS Grid
• 2007-06-21 Sold (Public Records) $25,000 Public Records
• 2000-07-20 Sold (Public Records) $25,416 Public Records
• 1989-04-12 Sold (Public Records) $18,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $266 · +0.0% YoY. Source: county tax records.