84 W Tanner St · Alamo, TN 38001

$130,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.46 ac lot Est $135k · at est.

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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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Brick home in Crockett County has 2 bedrooms and 1 bath. Living room with hardwood floors. Kitchen has lots of cabinets and island. Home has large storage building and a small storage building. Home does need some updates but could move in as is then do improvements as you wanted to. Home is being sold "as is" Great opportunity for first time homebuyer or investment opportunity. Cash or bank loan only. Brick home in Crockett County has 2 bedrooms and 1 bath. Living room with hardwood floors. Kitchen has lots of cabinets and island. Home has large storage building and a small storage building. Home does need some updates but could move in as is then do improvements as you wanted to

Key facts

• Lots of cabinets
• Brick home
• Hardwood floors

Tags

• BRICK HOME
• HARDWOOD FLOORS
• LOTS OF CABINETS
• LARGE STORAGE BUILDING
• SMALL STORAGE BUILDING

Property features AI

Exterior

• Parking: Total of 4 parking spaces; Carport with 2 covered spaces
• Utilities: Public water; Public sewer; 220V in laundry (electric); Circuit breakers (electric)
• Home design: Single-family residence; One level / single-story
• Construction: Brick construction
• Exterior features: Metal roof; Shed(s) on the property; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom on the main level
• Interior features: Eat-in kitchen; 5 total rooms
• Laundry & utility: 220V outlet in laundry; Circuit breaker panel

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-8 ($-95/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (23.1% below list).
• Recommended offer: $100k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#130 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Alamo (town): math 54% / reading 46% proficiency, ranked #8 of 139 in TN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Crockett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $100,000 (23.1% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $134,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 W Tanner St	0.00mi	2/1.0	1,036 (0%)	1mo	$110,000	$106	99
48 W Vine St	0.31mi	2/1.0	1,080 (+4%)	4mo	$140,500	$130	76
181 S Johnson St	0.41mi	2/1.0	1,032 (-0%)	15mo	$140,000	$136	68
62 E Park St	0.42mi	2/1.0	1,057 (+2%)	22mo	$200,000	$189	59
42 W Church St	0.45mi	2/1.0	1,144 (+10%)	15mo	$120,000	$105	49
55 Haliburton St	0.39mi	3/1.0 (+1)	936 (-10%)	14mo	$149,900	$160	48
213 E Vine St	0.54mi	2/1.0	889 (-14%)	15mo	$139,900	$157	39
26 N Cherry St	0.64mi	3/1.0 (+1)	1,140 (+10%)	12mo	$85,000	$75	38
28 E Walnut St	0.62mi	3/1.0 (+1)	936 (-10%)	18mo	$42,500	$45	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $70,252
• Equity at exit: $117,114

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $207,182
• Equity at exit: $252,561

Cash invested: $36,400 (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 38001

• Home prices YoY: 4.1%
• Active inventory: 32
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-8

Break-even live

Break-even rent $1,010

Max offer price $128,604

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $29	+0% $-8	+5% $-45	+10% $-81
Rent	-10% $-87	-5% $-47	+0% $-8	+5% $32	+10% $71
Rate	-1.0pp $58	-0.5pp $25	base $-8	+0.5pp $-42	+1.0pp $-76

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 Egg Hill Rd Unit 13 Alamo, TN	2.0	1.0	840	$1,000	$1.19	44d	1	1.21mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-03
   listed $130,000 Active

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$179/yr (+$15/mo · 24.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,000
• − Mortgage interest: −$7,282
• − Property taxes: −$744
• − Insurance: −$650
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,782
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $476/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: Alamo
• NCES district ID: 4700030
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $36,051
• Composite: 41.49/100
• National rank: #3459
• State rank: #8 of 139 in TN

Livability — Alamo

• Score: 66/100
• State rank: #130
• US rank: #11958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, TN
• Population (ZIP): 4,208

Population outlook (Crockett County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,812 · +0.1%
• By 2040: 14,811 · +0.1%
• By 2050: 14,809 · +0.1%
• By 2075: 15,405 · +4.1%
• By 2100: 16,200 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% German/W. Germanic 0%

Political lean MEDSL · Crockett

• 2024 margin: Solid R (+58.7) · D 20.2% · R 78.9%
• 2008→2024 swing: -25.2pp toward R · 2008: -33.6pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+53.8 2016: R+49.7 2012: R+38.4 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.64%
• Current HPI: 269.6156
• 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

2 events — show timeline

• 2026-05-07 Pending — CWTAR
• 2026-05-03 Listed $130,000 CWTAR

Property tax history

+3.1%/yr

Latest (2025): $744 · +8.3% YoY. Source: county tax records.