220 Edgewater Loop · Tiptonville, TN 38079

$140,000

1 bd · 2.0 ba · 903 sqft · SingleFamily public records · 307 Days on market

Built 1930 0.27 ac lot $155/sqft · 31% below area Est $234k · 40% under

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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 +7.2/30.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.1/10.0
• Schools +1.0/10.0

Listing remarks MLS

Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

Key facts

• Plenty of parking
• Lake view
• Handicap accessible

Tags

• LAKE VIEW
• SPACIOUS LIVING ROOM
• HANDICAP ACCESSIBLE
• PLENTY OF PARKING
• EASY ACCESS IN FRONT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (39.1% below list).
• Recommended offer: $85k (39.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#302 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, schools F, amenities F.
• Lake County (rural): math 11% / reading 14% proficiency, ranked #135 of 139 in TN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 3 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($968 loan paydown + $3k appreciation (2.0% local appreciation)).
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,329 (39.1% 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 307 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 13.7

CMA / ARV

• ARV (median comp): $233,868
• List price: $140,000
• Delta: -40.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,555
• Equity at exit: $55,385

10-year hold

• IRR: 3.2%
• Equity multiple: 1.44×
• Total profit: $17,252
• Equity at exit: $79,883

Cash invested: $39,200 (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 38079

• Home prices YoY: 1.1%
• Active inventory: 32
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-192

Break-even live

Break-even rent $1,097

Max offer price $105,995

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-153	+0% $-192	+5% $-232	+10% $-272
Rent	-10% $-260	-5% $-226	+0% $-192	+5% $-159	+10% $-125
Rate	-1.0pp $-122	-0.5pp $-157	base $-192	+0.5pp $-229	+1.0pp $-266

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on marketlisting id $140,000 Active 307 DOM
2. 2026-06-18
   days on market $140,000 Active 303 DOM
3. 2026-06-17
   days on market $140,000 Active 302 DOM
4. 2026-06-16
   days on market $140,000 Active 301 DOM
5. 2026-06-15
   days on market $140,000 Active 300 DOM
6. 2026-06-13
   days on market $140,000 Active 298 DOM
7. 2026-06-12
   days on market $140,000 Active 297 DOM
8. 2026-06-09
   days on market $140,000 Active 294 DOM
9. 2026-06-08
   days on market $140,000 Active 293 DOM
10. 2026-06-08
    days on market $140,000 Active 292 DOM
11. 2026-06-05
    days on market $140,000 Active 290 DOM
12. 2026-06-03
    days on market $140,000 Active 288 DOM
13. 2026-06-02
    days on market $140,000 Active 287 DOM
14. 2026-06-01
    days on market $140,000 Active 286 DOM
15. 2026-05-31
    days on market $140,000 Active 285 DOM
16. 2026-03-23
    price $140,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

17. 2026-03-23
    price $140,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

18. 2026-03-12
    price $149,900 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

19. 2026-03-12
    price $149,900 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

20. 2026-02-09
    price $159,900 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

21. 2026-02-09
    price $159,900 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

22. 2025-12-11
    price $164,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

23. 2025-12-11
    price $164,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

24. 2025-10-13
    price $169,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

25. 2025-10-13
    price $169,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

26. 2025-09-29
    price $174,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

27. 2025-09-29
    price $174,000 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

28. 2025-08-16
    listed $179,000 Active 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

29. 2025-08-15
    listed $179,000 Active 346-char remark

    Show marketing remark (346 chars)

    Located at beautiful Reelfoot Lake! Gorgeous lake view! Home features 1BR, 1BA - great getaway or vacation home. Handicap accessible. Spacious Living room with a exceptional view. Relax and enjoy the sunsets. Concrete drive and also a drive from Magnolia Rd. Large 3 car detached garage. Call for details. Plenty of parking. Easy access in front!

30. 2022-07-05
    soldstatus $200,000
31. 2016-06-24
    soldstatus $45,000
32. 1992-06-22
    soldstatus $14,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$105/yr (+$9/mo · 11.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,239
• − Mortgage interest: −$7,842
• − Property taxes: −$889
• − Insurance: −$700
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$4,073
• Taxable loss: −$4,903
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-1,133/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: Lake County
• NCES district ID: 4702280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 14% ▼ -9.00%
• Median HH income: $29,058
• Composite: 9.69/100
• National rank: #9833
• State rank: #135 of 139 in TN

Livability — Tiptonville

• Score: 58/100
• State rank: #302
• US rank: #20747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,450

Population outlook (Lake County) Hauer SSP2

• Today (2025): 7,234 people
• By 2030: 7,045 · -2.6%
• By 2040: 6,848 · -5.3%
• By 2050: 6,681 · -7.6%
• By 2075: 5,629 · -22.2%
• By 2100: 4,211 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 4% Native American 2%
• Common ancestry: Iranian 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+54.9) · D 22.1% · R 77.0%
• 2008→2024 swing: -48.1pp toward R · 2008: -6.7pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+47.5 2016: R+39.6 2012: R+13.4 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 189.4148
• 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

+900.0% since first listed

17 events — show timeline

• 2026-03-23 Price Changed $140,000 CWTAR
• 2026-03-23 Price Changed $140,000 RRAR as distributed by MLS GRID
• 2026-03-12 Price Changed $149,900 CWTAR
• 2026-03-12 Price Changed $149,900 RRAR as distributed by MLS GRID
• 2026-02-09 Price Changed $159,900 RRAR as distributed by MLS GRID
• 2026-02-09 Price Changed $159,900 CWTAR
• 2025-12-11 Price Changed $164,000 CWTAR
• 2025-12-11 Price Changed $164,000 RRAR as distributed by MLS GRID
• 2025-10-13 Price Changed $169,000 CWTAR
• 2025-10-13 Price Changed $169,000 RRAR as distributed by MLS GRID
• 2025-09-29 Price Changed $174,000 RRAR as distributed by MLS GRID
• 2025-09-29 Price Changed $174,000 CWTAR
• 2025-08-16 Listed $179,000 RRAR as distributed by MLS GRID
• 2025-08-15 Listed $179,000 CWTAR
• 2022-07-05 Sold (Public Records) $200,000 Public Records
• 2016-06-24 Sold (Public Records) $45,000 Public Records
• 1992-06-22 Sold (Public Records) $14,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $889 · +0.0% YoY. Source: county tax records.