1690 County Road 50 · Calhoun, TN 37370

$89,995

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 37 Days on market

Built 1969 0.70 ac 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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Who Says You Can t Afford A Home? They haven t seen this 3 bedroom, 1 bath ranch, priced at just $49,900. Make the smart move into a home of your own. You ll love the open floor plan and nice hardwood floors. Cute as can be and situated on .7 acres in the country. Call today!

Key facts

• 0.7 acre lot
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/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: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#280 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Niota Elementary (math 18% / reading 19%, grade F, #691 of 952 statewide, top 73%, 517 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 77 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,295 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 D-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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 5.2

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: 22.8%
• Equity multiple: 1.94×
• Total profit: $23,620
• Equity at exit: $13,419

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $69,681
• Equity at exit: $7,781

Cash invested: $25,199 (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 37370

• Home prices YoY: -10.3%
• Active inventory: 77
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $600

Break-even live

Break-even rent $683

Max offer price $89,995

Occupancy floor 53%

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2024-09-25
   status Pending
2. 2024-01-19
   soldstatus $82,000
3. 2023-12-13
   status Pending
4. 2023-12-05
   price $89,995
5. 2023-11-06
   listed $95,000 Active
6. 2011-11-07
   soldstatus $52,990
7. 2011-11-02
   soldstatus $52,990 276-char remark

   Show marketing remark (276 chars)

   Who Says You Can t Afford A Home? They haven t seen this 3 bedroom, 1 bath ranch, priced at just $49,900. Make the smart move into a home of your own. You ll love the open floor plan and nice hardwood floors. Cute as can be and situated on .7 acres in the country. Call today!

8. 2010-09-30
   listed $49,900 276-char remark

   Show marketing remark (276 chars)

   Who Says You Can t Afford A Home? They haven t seen this 3 bedroom, 1 bath ranch, priced at just $49,900. Make the smart move into a home of your own. You ll love the open floor plan and nice hardwood floors. Cute as can be and situated on .7 acres in the country. Call today!

9. 2006-01-23
   soldstatus $57,000
10. 2005-09-01
    soldstatus $29,900
11. 2004-02-03
    soldstatus $38,493

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$278/yr (+$23/mo · 77.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,313
• − Mortgage interest: −$5,041
• − Property taxes: −$361
• − Insurance: −$450
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,618
• Taxable income: $6,073
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $5,746/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: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Calhoun

• Score: 59/100
• State rank: #280
• US rank: #19792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,054
• Population (ZIP): 5,244

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.19%
• Current HPI: 253.5229
• 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

+113.0% since first listed

11 events — show timeline

• 2024-09-25 Pending — GCAR
• 2024-01-19 Sold (Public Records) $82,000 Public Records
• 2023-12-13 Pending — GCAR
• 2023-12-05 Price Changed $89,995 GCAR
• 2023-11-06 Listed $95,000 GCAR
• 2011-11-07 Sold (Public Records) $52,990 Public Records
• 2011-11-02 Sold (MLS) $52,990 Knoxville MLS
• 2010-09-30 Listed $49,900 Knoxville MLS
• 2006-01-23 Sold (Public Records) $57,000 Public Records
• 2005-09-01 Sold (Public Records) $29,900 Public Records
• 2004-02-03 Sold (Public Records) $38,493 Public Records

Property tax history

+4.4%/yr

Latest (2025): $361 · +0.0% YoY. Source: county tax records.