416 Mill St · Madisonville, TN 37354

$215,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 49 Days on market

Built 1953 10,018 sqft lot Est $248k · 13% under

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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 +25.9/30.0
• ARV discount +13.4/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bath home in the heart of Madisonville, TN. Perfectly situated in a quiet, convenient neighborhood, this property offers comfortable living with easy access to local shops, schools, and parks. Charming gazebo—perfect for weekend hangouts, entertaining friends, or relaxing in the shade. Whether you're a first-time buyer, downsizing, or simply looking for a well-kept home in a friendly community, this property checks all the boxes. Move-in ready and easy to love!

Key facts

• Charming gazebo
• Quiet neighborhood
• Easy access to parks

Tags

• QUIET NEIGHBORHOOD
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• CHARMING GAZEBO

Property features AI

Exterior

• Parking: Designated parking
• Utilities: Public sewer
• Home design: Detached property
• Construction: Vinyl siding, block, and frame construction
• Exterior features: Gazebo; Level lot; City view

Interior

• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total bathrooms)
• Heating & cooling: Central heating; Natural gas heating; Electric heating; Central cooling
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.0% in Madisonville — 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 (#188 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Monroe County (rural): math 20% / reading 24% proficiency, ranked #106 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Madisonville Intermediate School (math 26% / reading 24%, grade F, #541 of 952 statewide, top 57%, 474 students, 0% FRL); Madisonville Middle School (math 15% / reading 20%, grade F, #215 of 333 statewide, top 65%, 428 students, 0% FRL); Sequoyah High School (math 20% / reading 32%, grade F, #117 of 332 statewide, top 37%, 806 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago 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.
• Current owner paid $122k; list at $215k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1953 — 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. Crime grade is D 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: 1.07% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $247,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 Greenwood Cir	0.25mi	3/2.0	1,173 (-2%)	5mo	$208,000	$177	81
500 Englewood Rd	0.19mi	2/2.0 (-1)	1,200 (+0%)	13mo	$215,000	$179	75
525 Monroe St	0.49mi	3/2.0	1,185 (-1%)	3mo	$260,000	$219	73
206 Marietta St	0.24mi	2/1.0 (-1)	1,150 (-4%)	2mo	$200,000	$174	71
503 Englewood Rd	0.25mi	3/1.0	1,288 (+8%)	2mo	$275,000	$214	70
412 Oklahoma St	0.27mi	3/2.0	1,275 (+7%)	9mo	$270,000	$212	69
430 Englewood Rd	0.19mi	2/2.0 (-1)	1,088 (-9%)	4mo	$225,000	$207	68
428 Englewood Rd	0.19mi	2/2.0 (-1)	1,080 (-10%)	4mo	$230,000	$213	67
156 Vine St	0.13mi	3/1.0	1,040 (-13%)	5mo	$199,999	$192	64
432 Englewood Rd	0.19mi	2/2.0 (-1)	1,040 (-13%)	4mo	$233,600	$225	62
241 Marietta St	0.20mi	2/1.0 (-1)	1,068 (-11%)	12mo	$175,000	$164	54
812 Maple Ln	0.72mi	3/2.0	1,328 (+11%)	2mo	$265,000	$200	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,243
• Equity at exit: $32,057

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $41,937
• Equity at exit: $18,589

Cash invested: $60,200 (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 37354

• Home prices YoY: -20.5%
• Active inventory: 166
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $529

Break-even live

Break-even rent $1,631

Max offer price $215,000

Occupancy floor 72%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Park Ave Madisonville, TN	3.0	2.0	1428	$2,300	$1.61	14d	1	1.47mi

Listing history 44 events

1. 2026-06-18
   days on market $215,000 Active 49 DOM
2. 2026-06-17
   days on market $215,000 Active 48 DOM
3. 2026-06-16
   days on market $215,000 Active 47 DOM
4. 2026-06-16
   status $215,000 Active 46 DOM
5. 2026-06-15
   days on market $215,000 Pending - Continue to Show 46 DOM
6. 2026-06-14
   days on market $215,000 Pending - Continue to Show 44 DOM
7. 2026-06-13
   days on market $215,000 Pending - Continue to Show 43 DOM
8. 2026-06-10
   days on market $215,000 Pending - Continue to Show 41 DOM
9. 2026-06-09
   days on market $215,000 Pending - Continue to Show 40 DOM
10. 2026-06-08
    days on market $215,000 Pending - Continue to Show 39 DOM
11. 2026-06-07
    days on market $215,000 Pending - Continue to Show 38 DOM
12. 2026-06-05
    days on market $215,000 Pending - Continue to Show 35 DOM
13. 2026-06-03
    days on market $215,000 Pending - Continue to Show 34 DOM
14. 2026-06-02
    days on market $215,000 Pending - Continue to Show 33 DOM
15. 2026-06-01
    days on market $215,000 Pending - Continue to Show 32 DOM
16. 2026-05-31
    days on market $215,000 Pending - Continue to Show 31 DOM
17. 2026-05-31
    days on market $215,000 Pending - Continue to Show 30 DOM
18. 2026-05-17
    historical Pending - Continue to Show
19. 2026-04-30
    listed $215,000 Active
20. 2026-04-16
    historical Pending - Continue to Show
21. 2026-04-16
    historical
22. 2026-03-27
    price $215,000
23. 2026-02-24
    listed $220,000 Active
24. 2026-02-15
    historical
25. 2026-02-02
    price $227,500
26. 2026-01-09
    price $229,000
27. 2025-12-18
    price $231,000
28. 2025-12-05
    listed $235,000 Active
29. 2019-01-16
    soldstatus $122,000
30. 2019-01-15
    soldstatus $122,000 Closed
31. 2018-11-13
    historical Pending - Continue to Show
32. 2018-11-10
    listed $119,900 Active
33. 2018-11-09
    historical
34. 2018-09-14
    status Active
35. 2018-07-26
    historical Pending - Continue to Show
36. 2018-07-14
    status Active
37. 2018-07-11
    historical Pending - Continue to Show
38. 2018-07-02
    status Active
39. 2018-06-25
    historical Pending - Continue to Show
40. 2018-06-23
    listed $119,900 Active
41. 2005-11-18
    soldstatus $84,900
42. 2005-11-05
    listed $84,900
43. 2005-08-12
    soldstatus $16,000
44. 2005-07-27
    listed $15,900

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$674/yr (+$56/mo · 79.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$12,043
• − Property taxes: −$853
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,255
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $5,636/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: Monroe County
• NCES district ID: 4703000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $36,701
• Composite: 18.29/100
• National rank: #8956
• State rank: #106 of 139 in TN

Livability — Madisonville

• Score: 63/100
• State rank: #188
• US rank: #15127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madisonville, TN
• Population (ZIP): 17,421

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.48%
• Current HPI: 268.822
• 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

+1252.2% since first listed

27 events — show timeline

• 2026-05-17 Contingent — Knoxville MLS
• 2026-04-30 Listed $215,000 Knoxville MLS
• 2026-04-16 Contingent — Knoxville MLS
• 2026-04-16 Listing Removed — Knoxville MLS
• 2026-03-27 Price Changed $215,000 Knoxville MLS
• 2026-02-24 Listed $220,000 Knoxville MLS
• 2026-02-15 Listing Removed — Knoxville MLS
• 2026-02-02 Price Changed $227,500 Knoxville MLS
• 2026-01-09 Price Changed $229,000 Knoxville MLS
• 2025-12-18 Price Changed $231,000 Knoxville MLS
• 2025-12-05 Listed $235,000 Knoxville MLS
• 2019-01-16 Sold (Public Records) $122,000 Public Records
• 2019-01-15 Sold (MLS) $122,000 Knoxville MLS
• 2018-11-13 Contingent — Knoxville MLS
• 2018-11-10 Listed $119,900 Knoxville MLS
• 2018-11-09 Listing Removed — Knoxville MLS
• 2018-09-14 Relisted — Knoxville MLS
• 2018-07-26 Contingent — Knoxville MLS
• 2018-07-14 Relisted — Knoxville MLS
• 2018-07-11 Contingent — Knoxville MLS
• 2018-07-02 Relisted — Knoxville MLS
• 2018-06-25 Contingent — Knoxville MLS
• 2018-06-23 Listed $119,900 Knoxville MLS
• 2005-11-18 Sold (MLS) $84,900 Knoxville MLS
• 2005-11-05 Listed $84,900 Knoxville MLS
• 2005-08-12 Sold (MLS) $16,000 Knoxville MLS
• 2005-07-27 Listed $15,900 Knoxville MLS

Property tax history

+4.0%/yr

Latest (2025): $853 · +0.0% YoY. Source: county tax records.