236 Riverview Rd · Holladay, TN 38341

$59,000

1 bd · None ba · 550 sqft · Other · 647 Days on market

Built 2024 0.35 ac lot ↓ 26% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Cabin near Morgan Creek access. Ready to finish to your perfect retreat. Modern design in the woods with a ridge view. Lots of deck and windows. Doors with floor to roof windows slide open to the deck. Electric, septic in. Set up started for water catchment system. High speed fiber internet already in place. So much potential.

Key facts

• Modern design
• Ridge view
• 0.35 acre lot

Tags

• MODERN DESIGN
• RIDGE VIEW
• WATER CATCHMENT SYSTEM

Property features AI

Finance

• Other: Located in Sugar Tree Resort subdivision

Exterior

• Parking: No garage
• Utilities: Septic tank sewer; No public water source listed
• Home design: Single-family residence; One-and-one-half story; Wood siding exterior; Residential property
• Construction: Metal roof; Pillar/post/pier foundation
• Exterior features: Deck; No additional exterior features listed; Paved road access

Interior

• Flooring: Other flooring type
• Heating & cooling: Wood stove heating; Window unit cooling
• Interior features: Vaulted ceilings; Basement present; No built-in appliances

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($760 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Jr High School (math 37% / reading 23%, grade F, #98 of 333 statewide, top 32%, 371 students, 0% FRL); Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 72 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 647 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 647 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

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: 34.6%
• Equity multiple: 3.69×
• Total profit: $44,418
• Equity at exit: $53,152

10-year hold

• IRR: 29.8%
• Equity multiple: 8.34×
• Total profit: $121,175
• Equity at exit: $114,624

Cash invested: $16,520 (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 38341

• Home prices YoY: 4.8%
• Active inventory: 72
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $760 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $193

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 70%

Sensitivity live

Price	-10% $233	-5% $213	+0% $193	+5% $172	+10% $152
Rent	-10% $133	-5% $163	+0% $193	+5% $223	+10% $253
Rate	-1.0pp $222	-0.5pp $208	base $193	+0.5pp $177	+1.0pp $162

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $59,000 Active 647 DOM
2. 2026-06-18
   days on market $59,000 Active 645 DOM
3. 2026-06-17
   days on market $59,000 Active 644 DOM
4. 2026-06-16
   days on market $59,000 Active 643 DOM
5. 2026-06-15
   days on market $59,000 Active 642 DOM
6. 2026-06-13
   days on market $59,000 Active 640 DOM
7. 2026-06-12
   days on market $59,000 Active 639 DOM
8. 2026-06-09
   days on market $59,000 Active 636 DOM
9. 2026-06-08
   days on market $59,000 Active 635 DOM
10. 2026-06-08
    days on market $59,000 Active 634 DOM
11. 2026-06-07
    days on market $59,000 Active 633 DOM
12. 2026-06-04
    days on market $59,000 Active 630 DOM
13. 2026-06-02
    days on market $59,000 Active 629 DOM
14. 2026-06-01
    days on market $59,000 Active 628 DOM
15. 2026-05-31
    days on market $59,000 Active 627 DOM
16. 2025-08-25
    price $59,000
17. 2024-09-12
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,121
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$730
• − Management: −$730
• − Depreciation: −$1,716
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $1,962/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Holladay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,544

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 8% Pacific Islander 3% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.29%
• Current HPI: 309.867
• 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

-26.2% since first listed

2 events — show timeline

• 2025-08-25 Price Changed $59,000 TVAR
• 2024-09-12 Listed $79,900 TVAR

Property tax history

+12.3%/yr

Latest (2025): $25 · +257.1% YoY. Source: county tax records.