7658 Linwood Rd · Tuckers Crossroads, TN 37090

$284,900

5 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 398 Days on market

Built 1935 1.50 ac lot $169/sqft · 41% below area Est $481k · 41% under ↓ 19% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +3.8/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"COMMERCIAL POTENTIAL" Just off the I40 exit at Linwood - Joins Ritchason Equipment on the backside! Speculators & Investors need to take a look - Old home place was originally built for a school - Some of the 14' ceilings have been lowered - Home needs lots of work but the floors are stable and it could serve many purposes such as a bed & breakfast, daycare and much more - This property has a working septic system installed in 1960, natural gas and city water! Bring your flashlights to view, electricity is not on - This is an Estate so selling as is with no seller paid repairs or price reduction after inspections! Crazy "lowball" offers will not be considered!

Key facts

• City water
• Natural gas
• 1.5 acre lot

Tags

• WORKING SEPTIC SYSTEM
• NATURAL GAS
• CITY WATER

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.8% below list).
• Recommended offer: $234k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tuckers Crossroads Elementary (math 33% / reading 31%, grade F, #369 of 952 statewide, top 42%, 381 students, 0% FRL); Lebanon High School (math 10% / reading 45%, grade F, #102 of 332 statewide, top 31%, 1,844 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Wilson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 319 active listings in the ZIP; solid renter incomes; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $234,201 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $480,822
• List price: $284,900
• Delta: -40.75%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.24×
• Total profit: $-60,554
• Equity at exit: $42,480

10-year hold

• IRR: -27.2%
• Equity multiple: -0.11×
• Total profit: $-88,844
• Equity at exit: $24,633

Cash invested: $79,772 (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 37090

• Home prices YoY: -19.0%
• Rents YoY: -0.3%
• Active inventory: 319
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-119

Break-even live

Break-even rent $2,492

Max offer price $267,725

Occupancy floor —

Sensitivity live

Price	-10% $78	-5% $-20	+0% $-119	+5% $-217	+10% $-316
Rent	-10% $-304	-5% $-211	+0% $-119	+5% $-26	+10% $66
Rate	-1.0pp $25	-0.5pp $-46	base $-119	+0.5pp $-193	+1.0pp $-268

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $284,900 Active 398 DOM
2. 2026-06-18
   days on market $284,900 Active 395 DOM
3. 2026-06-17
   days on market $284,900 Active 394 DOM
4. 2026-06-16
   days on market $284,900 Active 393 DOM
5. 2026-06-15
   days on market $284,900 Active 392 DOM
6. 2026-06-13
   days on market $284,900 Active 390 DOM
7. 2026-06-09
   days on market $284,900 Active 386 DOM
8. 2026-06-08
   days on market $284,900 Active 385 DOM
9. 2026-06-07
   days on market $284,900 Active 384 DOM
10. 2026-06-02
    days on market $284,900 Active 379 DOM
11. 2026-06-01
    days on market $284,900 Active 378 DOM
12. 2026-05-31
    days on market $284,900 Active 377 DOM
13. 2026-05-15
    price $284,900 701-char remark

    Show marketing remark (701 chars)

    "COMMERCIAL POTENTIAL" Just off the I40 exit at Linwood - Joins Ritchason Equipment on the backside! Speculators & Investors need to take a look - Old home place was originally built for a school - Some of the 14' ceilings have been lowered - Home needs lots of work but the floors are stable and it could serve many purposes such as a bed & breakfast, daycare and much more - This property has a working septic system installed in 1960, natural gas and city water! Bring your flashlights to view, electricity is not on - This is an Estate so selling as is with no seller paid repairs or price reduction after inspections! Crazy "lowball" offers will not be considered!

14. 2026-02-08
    price $289,900 701-char remark

    Show marketing remark (701 chars)

    "COMMERCIAL POTENTIAL" Just off the I40 exit at Linwood - Joins Ritchason Equipment on the backside! Speculators & Investors need to take a look - Old home place was originally built for a school - Some of the 14' ceilings have been lowered - Home needs lots of work but the floors are stable and it could serve many purposes such as a bed & breakfast, daycare and much more - This property has a working septic system installed in 1960, natural gas and city water! Bring your flashlights to view, electricity is not on - This is an Estate so selling as is with no seller paid repairs or price reduction after inspections! Crazy "lowball" offers will not be considered!

15. 2025-11-15
    price $294,900 701-char remark

    Show marketing remark (701 chars)

    "COMMERCIAL POTENTIAL" Just off the I40 exit at Linwood - Joins Ritchason Equipment on the backside! Speculators & Investors need to take a look - Old home place was originally built for a school - Some of the 14' ceilings have been lowered - Home needs lots of work but the floors are stable and it could serve many purposes such as a bed & breakfast, daycare and much more - This property has a working septic system installed in 1960, natural gas and city water! Bring your flashlights to view, electricity is not on - This is an Estate so selling as is with no seller paid repairs or price reduction after inspections! Crazy "lowball" offers will not be considered!

16. 2025-05-19
    listed $299,900 Active 701-char remark

    Show marketing remark (701 chars)

    "COMMERCIAL POTENTIAL" Just off the I40 exit at Linwood - Joins Ritchason Equipment on the backside! Speculators & Investors need to take a look - Old home place was originally built for a school - Some of the 14' ceilings have been lowered - Home needs lots of work but the floors are stable and it could serve many purposes such as a bed & breakfast, daycare and much more - This property has a working septic system installed in 1960, natural gas and city water! Bring your flashlights to view, electricity is not on - This is an Estate so selling as is with no seller paid repairs or price reduction after inspections! Crazy "lowball" offers will not be considered!

17. 2025-01-01
    historical 677-char remark

    Show marketing remark (677 chars)

    Located within a stones throw of the Linwood Road exit in the desirable Tuckers Crossroads community. Approximetely 6 miles from the nearest Lebanon exit on I-40, this 1.7 acre property with 282ft of road frontage has potential for many uses! The adjoining property has been approved for commercial use with a sewer exemption for A1 (agricultural). List of allowable uses upon appeal for A1 include but are not limited to: barber or beauty shop, bead and breakfast, church, commercial animal facility, daycare center and medical clinics. Property also has existing natural gas. Buy in the path of progress! For a complete list of uses, look in the documents section of listing.

18. 2024-08-29
    price $299,000 677-char remark

    Show marketing remark (677 chars)

    Located within a stones throw of the Linwood Road exit in the desirable Tuckers Crossroads community. Approximetely 6 miles from the nearest Lebanon exit on I-40, this 1.7 acre property with 282ft of road frontage has potential for many uses! The adjoining property has been approved for commercial use with a sewer exemption for A1 (agricultural). List of allowable uses upon appeal for A1 include but are not limited to: barber or beauty shop, bead and breakfast, church, commercial animal facility, daycare center and medical clinics. Property also has existing natural gas. Buy in the path of progress! For a complete list of uses, look in the documents section of listing.

19. 2024-07-29
    listed $349,900 Active 677-char remark

    Show marketing remark (677 chars)

    Located within a stones throw of the Linwood Road exit in the desirable Tuckers Crossroads community. Approximetely 6 miles from the nearest Lebanon exit on I-40, this 1.7 acre property with 282ft of road frontage has potential for many uses! The adjoining property has been approved for commercial use with a sewer exemption for A1 (agricultural). List of allowable uses upon appeal for A1 include but are not limited to: barber or beauty shop, bead and breakfast, church, commercial animal facility, daycare center and medical clinics. Property also has existing natural gas. Buy in the path of progress! For a complete list of uses, look in the documents section of listing.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,104
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$8,288
• Taxable loss: −$6,337
• Est. tax savings @ 24.0%: +$1,521
• After-tax cash flow: $97/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: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

Livability — Tuckers Crossroads

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

Census & demographics

• Census place: Tuckers Crossroads, TN
• County: Wilson County · 144,921 people
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 19,774
• Household income: $84,299
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 227.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.98%
• Current HPI: 341.0402
• Rent YoY: ▼ -0.26%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

-18.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $284,900 REALTRACS as Distributed by MLS Grid
• 2026-02-08 Price Changed $289,900 REALTRACS as Distributed by MLS Grid
• 2025-11-15 Price Changed $294,900 REALTRACS as Distributed by MLS Grid
• 2025-05-19 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-08-29 Price Changed $299,000 REALTRACS as Distributed by MLS Grid
• 2024-07-29 Listed $349,900 REALTRACS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $523 · +0.0% YoY. Source: county tax records.