732 S Church St · Trenton, TN 38382

$89,700

4 bd · 2.0 ba · 1,953 sqft · SingleFamily public records · 105 Days on market

Built 1929 6,969 sqft 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 +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

VERY ATTRACTIVE OLDER HOME ON CORNER LOT ACROSS FROM ELEMENTARY SCHOOL. INSIDE FEATURES 1 BEDROOM AND BONUS ROOM UPSTAIRS. DOWN STAIRS HAS 2 BR, 2 BATH, ORIGINAL HARDWOOD FLOORS, LARGE ROOMS, NICE OAK KITCHEN CABINETS, EAT-IN KITCHEN, SEPARATE DINING ROOM. LARGE FRONT PORCH FLOOR ONLY 3 YRS OLD NICE PLACE TO HAVE YOUR MORNING . SHADY LOT.

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1929

Tags

• CLOSE TO TOWN AMENITIES

Property features AI

Exterior

• Parking: 2 total parking spaces; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Water connected; Sewer connected
• Home design: Single family residence; Two-story; Raised foundation
• Construction: Vinyl siding; Raised foundation; Two levels
• Exterior features: Front porch; Corner lot; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Hardwood floors; 5 total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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: 82 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 $620 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $90k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $81,627 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.52% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.5

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: 17.0%
• Equity multiple: 1.69×
• Total profit: $17,225
• Equity at exit: $13,375

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $55,875
• Equity at exit: $7,756

Cash invested: $25,116 (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: 82
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$470
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $499

Break-even live

Break-even rent $728

Max offer price $89,700

Occupancy floor 58%

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,700 Active 105 DOM
2. 2026-06-17
   days on market $89,700 Active 104 DOM
3. 2026-06-16
   days on market $89,700 Active 103 DOM
4. 2026-06-15
   days on market $89,700 Active 102 DOM
5. 2026-06-13
   days on market $89,700 Active 100 DOM
6. 2026-06-12
   pricedays on market $89,700 Active 99 DOM
7. 2026-06-09
   days on market $98,900 Active 96 DOM
8. 2026-06-08
   days on market $98,900 Active 95 DOM
9. 2026-06-08
   days on market $98,900 Active 94 DOM
10. 2026-06-07
    days on market $98,900 Active 93 DOM
11. 2026-06-03
    days on market $98,900 Active 90 DOM
12. 2026-06-02
    days on market $98,900 Active 89 DOM
13. 2026-06-01
    days on market $98,900 Active 88 DOM
14. 2026-05-31
    days on market $98,900 Active 87 DOM
15. 2026-04-20
    price $99,000
16. 2026-03-04
    listed $109,900 Active
17. 2015-08-31
    soldstatus $35,000 340-char remark

    Show marketing remark (340 chars)

    VERY ATTRACTIVE OLDER HOME ON CORNER LOT ACROSS FROM ELEMENTARY SCHOOL. INSIDE FEATURES 1 BEDROOM AND BONUS ROOM UPSTAIRS. DOWN STAIRS HAS 2 BR, 2 BATH, ORIGINAL HARDWOOD FLOORS, LARGE ROOMS, NICE OAK KITCHEN CABINETS, EAT-IN KITCHEN, SEPARATE DINING ROOM. LARGE FRONT PORCH FLOOR ONLY 3 YRS OLD NICE PLACE TO HAVE YOUR MORNING . SHADY LOT.

18. 2015-08-31
    soldstatus $35,000

    Show marketing remark (340 chars)

    VERY ATTRACTIVE OLDER HOME ON CORNER LOT ACROSS FROM ELEMENTARY SCHOOL. INSIDE FEATURES 1 BEDROOM AND BONUS ROOM UPSTAIRS. DOWN STAIRS HAS 2 BR, 2 BATH, ORIGINAL HARDWOOD FLOORS, LARGE ROOMS, NICE OAK KITCHEN CABINETS, EAT-IN KITCHEN, SEPARATE DINING ROOM. LARGE FRONT PORCH FLOOR ONLY 3 YRS OLD NICE PLACE TO HAVE YOUR MORNING . SHADY LOT.

19. 2015-08-12
    listed $35,000 340-char remark

    Show marketing remark (340 chars)

    VERY ATTRACTIVE OLDER HOME ON CORNER LOT ACROSS FROM ELEMENTARY SCHOOL. INSIDE FEATURES 1 BEDROOM AND BONUS ROOM UPSTAIRS. DOWN STAIRS HAS 2 BR, 2 BATH, ORIGINAL HARDWOOD FLOORS, LARGE ROOMS, NICE OAK KITCHEN CABINETS, EAT-IN KITCHEN, SEPARATE DINING ROOM. LARGE FRONT PORCH FLOOR ONLY 3 YRS OLD NICE PLACE TO HAVE YOUR MORNING . SHADY LOT.

20. 2001-01-06
    soldstatus $70,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $807 · $67/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,311
• − Mortgage interest: −$5,025
• − Property taxes: −$807
• − Insurance: −$448
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,609
• Taxable income: $4,811
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,830/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

+41.4% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $99,000 CWTAR
• 2026-03-04 Listed $109,900 CWTAR
• 2015-08-31 Sold (Public Records) $35,000 Public Records
• 2015-08-31 Sold (MLS) $35,000 CWTAR
• 2015-08-12 Listed $35,000 CWTAR
• 2001-01-06 Sold (Public Records) $70,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $807 · +56.1% YoY. Source: county tax records.