554 Mary Cromwell Rd · Allardt, TN 38556

$179,900

4 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 71 Days on market

Built 1976 1.30 ac lot $97/sqft · 16% below area Est $215k · 16% under ↓ 9% since listing

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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 +18.8/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Located in the peaceful countryside of Fentress County, this 1,852-square-foot home sits on approximately 1.3 acres and offers a unique opportunity for buyers looking to invest or create their dream property. Being sold as-is, this fixer-upper is full of potential and ready for your vision and updates. While it does need some work, the generous square footage provides a strong foundation to transform the space into something truly special. Outside, you'll find a large yard with plenty of room for outdoor living, gardening, or expansion. Mature privacy trees line the front of the property, partially obscuring the home from the road and creating a more secluded feel. The property has a storm shelter and an extra septic tank to add another home. The property is equipped with both a well and access to city water, giving you added convenience and options.

Key facts

• Mature privacy trees
• Large yard
• 1.3 acre lot

Tags

• LARGE YARD
• MATURE PRIVACY TREES
• WELL AND ACCESS TO CITY WATER
• DISTINCTIVE FLOOR PLAN
• GENEROUS SQUARE FOOTAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.1% below list).
• Recommended offer: $158k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.3% in Allardt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $158,165 (12.1% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
6. 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?
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: 0.88% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (median comp): $214,687
• List price: $179,900
• Delta: -16.20%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 3.17×
• Total profit: $109,478
• Equity at exit: $162,068

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $313,119
• Equity at exit: $349,506

Cash invested: $50,372 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $182

Break-even live

Break-even rent $1,351

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $284	-5% $233	+0% $182	+5% $131	+10% $80
Rent	-10% $57	-5% $119	+0% $182	+5% $244	+10% $307
Rate	-1.0pp $272	-0.5pp $228	base $182	+0.5pp $135	+1.0pp $88

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 71 DOM
2. 2026-06-17
   days on market $179,900 Active 70 DOM
3. 2026-06-16
   days on market $179,900 Active 69 DOM
4. 2026-06-15
   days on market $179,900 Active 68 DOM
5. 2026-06-13
   days on market $179,900 Active 66 DOM
6. 2026-06-12
   days on market $179,900 Active 65 DOM
7. 2026-06-09
   days on market $179,900 Active 62 DOM
8. 2026-06-08
   days on market $179,900 Active 61 DOM
9. 2026-06-08
   days on market $179,900 Active 60 DOM
10. 2026-06-07
    days on market $179,900 Active 59 DOM
11. 2026-06-03
    days on market $179,900 Active 56 DOM
12. 2026-06-02
    days on market $179,900 Active 55 DOM
13. 2026-06-01
    days on market $179,900 Active 54 DOM
14. 2026-05-31
    days on market $179,900 Active 53 DOM
15. 2026-04-08
    listed $179,900 Active 862-char remark

    Show marketing remark (1329 chars)

    Located in the peaceful countryside of Fentress County, these 1,852 square foot home sits on approximately 1.3 acres and offers a unique opportunity for buyers looking to invest or create their dream property. Being sold as-is, this fixer upper is full of potential and ready for your vision and updates. The home features a very distinctive floor plan, offering character and flexibility for those who appreciate something out of the ordinary. While it does need some work, the generous square footage provides a strong foundation to transform the space into something truly special. Outside, you'll find a large yard with plenty of room for outdoor living, gardening, or expansion. Lots of storage buildings, a storm shelter, and extra septic tank if someone wanted to add another home. Mature privacy trees line the front of the property, partially obscuring the home from the road and creating a more secluded feel. The property is equipped with both a well and access to city water, giving you added convenience and options. With its combination of acreage, privacy, and unique layout, this home is a great opportunity for investors, renovators, or anyone looking to put their personal touch on a property in a quiet Tennessee setting. Call today! Buyers to verify all information in order to make an informed purchase.

16. 2026-04-08
    listed $179,900 Active 1329-char remark

    Show marketing remark (1329 chars)

    Located in the peaceful countryside of Fentress County, these 1,852 square foot home sits on approximately 1.3 acres and offers a unique opportunity for buyers looking to invest or create their dream property. Being sold as-is, this fixer upper is full of potential and ready for your vision and updates. The home features a very distinctive floor plan, offering character and flexibility for those who appreciate something out of the ordinary. While it does need some work, the generous square footage provides a strong foundation to transform the space into something truly special. Outside, you'll find a large yard with plenty of room for outdoor living, gardening, or expansion. Lots of storage buildings, a storm shelter, and extra septic tank if someone wanted to add another home. Mature privacy trees line the front of the property, partially obscuring the home from the road and creating a more secluded feel. The property is equipped with both a well and access to city water, giving you added convenience and options. With its combination of acreage, privacy, and unique layout, this home is a great opportunity for investors, renovators, or anyone looking to put their personal touch on a property in a quiet Tennessee setting. Call today! Buyers to verify all information in order to make an informed purchase.

17. 2026-03-21
    historical
18. 2025-10-06
    price $185,000
19. 2025-09-22
    listed $198,000 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: $591 · $49/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$686/yr (+$57/mo · 116.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,980
• − Mortgage interest: −$10,077
• − Property taxes: −$591
• − Insurance: −$900
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,233
• Taxable loss: −$858
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $2,389/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

-9.1% since first listed

5 events — show timeline

• 2026-04-08 Listed $179,900 UCMLS
• 2026-04-08 Listed $179,900 Knoxville MLS
• 2026-03-21 Listing Removed — Knoxville MLS
• 2025-10-06 Price Changed $185,000 Knoxville MLS
• 2025-09-22 Listed $198,000 Knoxville MLS

Property tax history

+0.8%/yr

Latest (2025): $591 · +0.0% YoY. Source: county tax records.