404 E 4th St · Trenton, TN 38382

$73,700

2 bd · 2.0 ba · 897 sqft · SingleFamily public records · 246 Days on market

Built 1949 6,534 sqft 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Practically New 2 bedroom, 2 bath Home!! New Roof, New Flooring, New Plumbing, New Water Heater. Call today to see this newly remodeled home. Move in Ready!

Key facts

• Quiet street
• Front porch
• Fully fenced yard

Tags

• FRONT PORCH
• FULLY FENCED YARD
• QUIET STREET
• MATURE TREES
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Back yard fencing; Asphalt road frontage on a city street (publicly maintained)

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Dishwasher; Electric water heater; Total of 4 rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#408 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime D-.
• Trenton (town): math 24% / reading 24% proficiency, ranked #99 of 139 in TN (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 83 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $510 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $38k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $64,856 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1949 — 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 D 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: 1.15% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 7.3

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $842
• Equity at exit: $10,989

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $17,161
• Equity at exit: $6,372

Cash invested: $20,636 (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 38382

• Home prices YoY: -14.0%
• Active inventory: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$386
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $201

Break-even live

Break-even rent $593

Max offer price $73,700

Occupancy floor 71%

Sensitivity live

Price	-10% $243	-5% $222	+0% $201	+5% $180	+10% $159
Rent	-10% $134	-5% $167	+0% $201	+5% $234	+10% $268
Rate	-1.0pp $238	-0.5pp $220	base $201	+0.5pp $182	+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: $18,425
• Closing costs: $2,211
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $73,700 Active 246 DOM
2. 2026-06-18
   days on market $73,700 Active 244 DOM
3. 2026-06-17
   days on market $73,700 Active 243 DOM
4. 2026-06-17
   price $73,700 Active 242 DOM
5. 2026-06-16
   days on market $77,500 Active 242 DOM
6. 2026-06-15
   days on market $77,500 Active 241 DOM
7. 2026-06-13
   days on market $77,500 Active 239 DOM
8. 2026-06-12
   days on market $77,500 Active 238 DOM
9. 2026-06-09
   days on market $77,500 Active 235 DOM
10. 2026-06-08
    days on market $77,500 Active 234 DOM
11. 2026-06-08
    days on market $77,500 Active 233 DOM
12. 2026-06-07
    days on market $77,500 Active 232 DOM
13. 2026-06-03
    days on market $77,500 Active 229 DOM
14. 2026-06-02
    days on market $77,500 Active 228 DOM
15. 2026-06-01
    days on market $77,500 Active 227 DOM
16. 2026-05-31
    days on market $77,500 Active 226 DOM
17. 2026-05-13
    price $77,500
18. 2026-04-10
    price $84,900
19. 2026-03-17
    price $88,500
20. 2026-02-17
    price $93,000
21. 2026-01-16
    price $97,500
22. 2025-12-18
    price $102,500
23. 2025-11-18
    price $107,000
24. 2025-10-15
    listed $112,000 Active
25. 2022-11-01
    soldstatus $104,900
26. 2022-10-31
    soldstatus $104,000 156-char remark

    Show marketing remark (156 chars)

    Practically New 2 bedroom, 2 bath Home!! New Roof, New Flooring, New Plumbing, New Water Heater. Call today to see this newly remodeled home. Move in Ready!

27. 2022-02-09
    listed $95,000 156-char remark

    Show marketing remark (156 chars)

    Practically New 2 bedroom, 2 bath Home!! New Roof, New Flooring, New Plumbing, New Water Heater. Call today to see this newly remodeled home. Move in Ready!

28. 2019-03-21
    soldstatus $8,000 127-char remark

    Show marketing remark (127 chars)

    BRING OFFERS. Investors special being sold AS IS. Needs new roof, living room ceiling and clean up. Take a look, make an offer.

29. 2018-12-12
    listed $13,900 127-char remark

    Show marketing remark (127 chars)

    BRING OFFERS. Investors special being sold AS IS. Needs new roof, living room ceiling and clean up. Take a look, make an offer.

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $613 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°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: $10,165
• − Mortgage interest: −$4,128
• − Property taxes: −$613
• − Insurance: −$368
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,144
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,103/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: Trenton
• NCES district ID: 4704100
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $33,930
• Composite: 19.7/100
• National rank: #8723
• State rank: #99 of 139 in TN

Livability — Trenton

• Score: 51/100
• State rank: #408
• US rank: #25391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, TN
• Population (ZIP): 8,163

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 1% Portuguese 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.72%
• Current HPI: 188.1546
• 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

+457.6% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $77,500 CWTAR
• 2026-04-10 Price Changed $84,900 CWTAR
• 2026-03-17 Price Changed $88,500 CWTAR
• 2026-02-17 Price Changed $93,000 CWTAR
• 2026-01-16 Price Changed $97,500 CWTAR
• 2025-12-18 Price Changed $102,500 CWTAR
• 2025-11-18 Price Changed $107,000 CWTAR
• 2025-10-15 Listed $112,000 CWTAR
• 2022-11-01 Sold (Public Records) $104,900 Public Records
• 2022-10-31 Sold (MLS) $104,000 CWTAR
• 2022-02-09 Listed $95,000 CWTAR
• 2019-03-21 Sold (MLS) $8,000 CWTAR
• 2018-12-12 Listed $13,900 CWTAR

Property tax history

+6.0%/yr

Latest (2025): $613 · +56.0% YoY. Source: county tax records.