41 E 7th St E · Parsons, TN 38363

$129,999

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 567 Days on market

Built 1962 4,791 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

Key facts

• Oven
• Refrigerator
• 4,791 sq ft lot

Tags

• OVEN
• REFRIGERATOR
• STACKED WASHER AND DRYER

Property features AI

Exterior

• Parking: Attached parking; 1 covered space; 1 carport space; 2 additional open parking spaces (3 total parking spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.11 acre

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Wall/window air conditioning unit(s)
• Interior features: Crawl space basement; Washer and dryer included; Electric oven and electric range; Refrigerator included
• Laundry & utility: Washer; Dryer

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 $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (34.5% below list).
• Recommended offer: $85k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#288 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Decatur County (rural): math 45% / reading 33% proficiency, ranked #19 of 139 in TN (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parsons Elementary (math 52% / reading 47%, grade D, #119 of 952 statewide, top 14%, 376 students, 0% FRL); Riverside High School (math 27% / reading 27%, grade F, #104 of 332 statewide, top 33%, 460 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 10 units permitted in Decatur 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)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• It's been on market 567 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,110 (34.5% 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 567 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $63,987
• Equity at exit: $117,113

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $193,621
• Equity at exit: $252,559

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 38363

• Home prices YoY: 9.8%
• Active inventory: 90
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-106

Break-even live

Break-even rent $985

Max offer price $111,269

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-69	+0% $-106	+5% $-143	+10% $-180
Rent	-10% $-173	-5% $-140	+0% $-106	+5% $-72	+10% $-39
Rate	-1.0pp $-41	-0.5pp $-73	base $-106	+0.5pp $-140	+1.0pp $-174

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: —

Listing history 38 events

1. 2026-06-21
   days on market $129,999 Active 567 DOM
2. 2026-06-21
   days on market $129,999 Active 566 DOM
3. 2026-06-18
   days on market $129,999 Active 564 DOM
4. 2026-06-17
   days on market $129,999 Active 563 DOM
5. 2026-06-16
   days on market $129,999 Active 562 DOM
6. 2026-06-15
   days on market $129,999 Active 561 DOM
7. 2026-06-13
   days on market $129,999 Active 559 DOM
8. 2026-06-12
   days on market $129,999 Active 558 DOM
9. 2026-06-09
   days on market $129,999 Active 555 DOM
10. 2026-06-08
    days on market $129,999 Active 554 DOM
11. 2026-06-08
    days on market $129,999 Active 553 DOM
12. 2026-06-07
    days on market $129,999 Active 552 DOM
13. 2026-06-03
    days on market $129,999 Active 549 DOM
14. 2026-06-02
    days on market $129,999 Active 548 DOM
15. 2026-06-01
    days on market $129,999 Active 547 DOM
16. 2026-05-31
    days on market $129,999 Active 546 DOM
17. 2026-04-15
    price $129,999

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

18. 2026-04-15
    price $129,999 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

19. 2026-01-27
    price $134,999 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

20. 2026-01-27
    price $134,999

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

21. 2026-01-08
    status Active 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

22. 2025-12-29
    status Active
23. 2025-12-18
    status Pending

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

24. 2025-12-18
    status Pending 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

25. 2025-07-02
    price $139,000 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

26. 2025-07-02
    price $139,000

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

27. 2025-03-25
    price $145,000 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

28. 2025-03-25
    price $145,000

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

29. 2024-11-20
    listed $150,000 Active
30. 2024-11-18
    listed $150,000 Active 762-char remark

    Show marketing remark (762 chars)

    Looking to score your first rental home? Remodeled just a few years ago, this home has a paying tenant and will bring revenue from day 1! Charming 2-bedroom, 1-bathroom home just steps from the heart of Parsons! Perfect for those seeking convenience and creature comforts! This home is low maintenance with LVP flooring, vinyl siding, and city sewer. This home comes furnished with an oven, refrigerator, and a stacked washer and dryer, making it move-in ready. Enjoy a welcoming living space and a functional layout that's ideal for first-time buyers or those looking for effeciency. With its prime location near shops, dining, and local amenities, this home offers small-town living at its finest. Don't miss this opportunity—schedule your showing today!

31. 2022-06-24
    soldstatus $144,500
32. 2022-06-06
    soldstatus $123,000
33. 2022-05-27
    soldstatus $120,000
34. 2022-05-27
    soldstatus $120,000 Closed
35. 2022-05-21
    historical Active Under Contract
36. 2022-04-05
    listed $128,500
37. 2022-04-05
    listed $128,500 Active
38. 2002-02-15
    soldstatus $30,000

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$413/yr (+$34/mo · 81.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,213
• − Mortgage interest: −$7,282
• − Property taxes: −$510
• − Insurance: −$650
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,782
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $-398/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: Decatur County
• NCES district ID: 4700960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,877
• Composite: 32.28/100
• National rank: #5756
• State rank: #19 of 139 in TN

Livability — Parsons

• Score: 59/100
• State rank: #288
• US rank: #20310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parsons, TN
• City population: 5,600
• Population (ZIP): 5,600

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 11,311 people
• By 2030: 10,995 · -2.8%
• By 2040: 10,268 · -9.2%
• By 2050: 9,512 · -15.9%
• By 2075: 7,988 · -29.4%
• By 2100: 6,639 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+69.1) · D 15.0% · R 84.1%
• 2008→2024 swing: -36.9pp toward R · 2008: -32.2pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.4 2016: R+58.7 2012: R+37.0 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.34%
• Current HPI: 305.7717
• 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

+333.3% since first listed

22 events — show timeline

• 2026-04-15 Price Changed $129,999 REALTRACS as Distributed by MLS Grid
• 2026-04-15 Price Changed $129,999 CWTAR
• 2026-01-27 Price Changed $134,999 CWTAR
• 2026-01-27 Price Changed $134,999 REALTRACS as Distributed by MLS Grid
• 2026-01-08 Relisted — CWTAR
• 2025-12-29 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-18 Pending — REALTRACS as Distributed by MLS Grid
• 2025-12-18 Pending — CWTAR
• 2025-07-02 Price Changed $139,000 CWTAR
• 2025-07-02 Price Changed $139,000 REALTRACS as Distributed by MLS Grid
• 2025-03-25 Price Changed $145,000 CWTAR
• 2025-03-25 Price Changed $145,000 REALTRACS as Distributed by MLS Grid
• 2024-11-20 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2024-11-18 Listed $150,000 CWTAR
• 2022-06-24 Sold (Public Records) $144,500 Public Records
• 2022-06-06 Sold (Public Records) $123,000 Public Records
• 2022-05-27 Sold (MLS) $120,000 REALTRACS as Distributed by MLS Grid
• 2022-05-27 Sold (MLS) $120,000 CWTAR
• 2022-05-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-04-05 Listed $128,500 CWTAR
• 2022-04-05 Listed $128,500 REALTRACS as Distributed by MLS Grid
• 2002-02-15 Sold (Public Records) $30,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $510 · +3.4% YoY. Source: county tax records.