2500 Cherry Fork Rd · Huntsville, TN 37755

$225,500

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 53 Days on market

Built 2000 1.07 ac lot

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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 +19.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Completely remodeled 3 bedroom, 2 bath home centrally located in Helenwood. This home has so many updates that it could almost be considered a brand new home! A few of its features are waterproof flooring, brand new carpet in bedrooms, granite bathroom countertop, brand new stainless steel kitchen appliances, new bathroom appliances, new decks, new windows, new HVAC system, and a new roof. A concrete walk way is in the process of being poured now, and a privacy fence will also be installed before closing. *If buyer does not wish to have the privacy fence installed, seller will deduct $3,000 off of list price.

Key facts

• Two garage doors
• Convenient location
• 1.07 acre lot

Tags

• WORKSHOP STORAGE BUILDING
• TWO GARAGE DOORS
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2-car garage; Designated parking; Common parking
• Utilities: Septic system
• Home design: Detached property; 988 building area (per tax records)
• Construction: Vinyl siding; Block and frame construction
• Exterior features: Workshop; Wooded lot; Level to rolling slope terrain; Country view/setting

Interior

• Kitchen: Dishwasher; Refrigerator; Self-cleaning oven; Eat-in kitchen
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling heating; Natural gas heating; Electric heating; Central cooling; Ceiling fans
• Interior features: Walk-in closets; Eat-in kitchen; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $198k (12.0% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#390 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: schools F, amenities F, commute F.
• Scott County (rural): math 15% / reading 27% proficiency, ranked #113 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (6.3% local appreciation)).
• Scott County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $226k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $198,469 (12.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.34×
• Total profit: $84,481
• Equity at exit: $145,680

10-year hold

• IRR: 19.0%
• Equity multiple: 4.72×
• Total profit: $234,969
• Equity at exit: $267,636

Cash invested: $63,140 (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 37755

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,183
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $248

Break-even live

Break-even rent $1,671

Max offer price $225,500

Occupancy floor 82%

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: $56,375
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $225,500 Active 53 DOM
2. 2026-06-17
   days on market $225,500 Active 52 DOM
3. 2026-06-16
   days on market $225,500 Active 51 DOM
4. 2026-06-15
   days on market $225,500 Active 50 DOM
5. 2026-06-13
   days on market $225,500 Active 48 DOM
6. 2026-06-12
   days on market $225,500 Active 47 DOM
7. 2026-06-09
   days on market $225,500 Active 44 DOM
8. 2026-06-08
   days on market $225,500 Active 43 DOM
9. 2026-06-08
   days on market $225,500 Active 42 DOM
10. 2026-06-07
    days on market $225,500 Active 41 DOM
11. 2026-06-03
    pricedays on market $225,500 Active 38 DOM
12. 2026-06-02
    days on market $250,000 Active 37 DOM
13. 2026-06-01
    days on market $250,000 Active 36 DOM
14. 2026-05-31
    days on market $250,000 Active 35 DOM
15. 2026-04-25
    listed $255,000 Active
16. 2019-06-10
    soldstatus $105,000
17. 2019-06-04
    soldstatus $105,000 Closed 618-char remark

    Show marketing remark (618 chars)

    Completely remodeled 3 bedroom, 2 bath home centrally located in Helenwood. This home has so many updates that it could almost be considered a brand new home! A few of its features are waterproof flooring, brand new carpet in bedrooms, granite bathroom countertop, brand new stainless steel kitchen appliances, new bathroom appliances, new decks, new windows, new HVAC system, and a new roof. A concrete walk way is in the process of being poured now, and a privacy fence will also be installed before closing. *If buyer does not wish to have the privacy fence installed, seller will deduct $3,000 off of list price.

18. 2019-04-05
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Completely remodeled 3 bedroom, 2 bath home centrally located in Helenwood. This home has so many updates that it could almost be considered a brand new home! A few of its features are waterproof flooring, brand new carpet in bedrooms, granite bathroom countertop, brand new stainless steel kitchen appliances, new bathroom appliances, new decks, new windows, new HVAC system, and a new roof. A concrete walk way is in the process of being poured now, and a privacy fence will also be installed before closing. *If buyer does not wish to have the privacy fence installed, seller will deduct $3,000 off of list price.

19. 2019-04-04
    listed $105,000 Active 618-char remark

    Show marketing remark (618 chars)

    Completely remodeled 3 bedroom, 2 bath home centrally located in Helenwood. This home has so many updates that it could almost be considered a brand new home! A few of its features are waterproof flooring, brand new carpet in bedrooms, granite bathroom countertop, brand new stainless steel kitchen appliances, new bathroom appliances, new decks, new windows, new HVAC system, and a new roof. A concrete walk way is in the process of being poured now, and a privacy fence will also be installed before closing. *If buyer does not wish to have the privacy fence installed, seller will deduct $3,000 off of list price.

20. 2000-01-17
    soldstatus $44,050

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$1,082/yr (+$90/mo · 208.4%)

ⓘ 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 ≥101°F today · 19 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: $23,816
• − Mortgage interest: −$12,632
• − Property taxes: −$519
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$6,560
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $3,177/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: Scott County
• NCES district ID: 4703720
• Math proficiency: 15% ▼ -13.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $31,942
• Composite: 16.97/100
• National rank: #9134
• State rank: #113 of 139 in TN

Livability — Huntsville

• Score: 53/100
• State rank: #390
• US rank: #24449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,980

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,907 people
• By 2030: 20,108 · -3.8%
• By 2040: 18,405 · -12.0%
• By 2050: 16,598 · -20.6%
• By 2075: 12,607 · -39.7%
• By 2100: 9,303 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Black 2%
• Foreign-born: 3% · Vietnam
• Languages at home: 98% English-only · Vietnamese 2%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+79.8) · D 9.8% · R 89.6%
• 2008→2024 swing: -32.5pp toward R · 2008: -47.3pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.5 2016: R+71.7 2012: R+55.0 2008: R+47.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.27%
• Current HPI: 293.436
• 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

+478.9% since first listed

6 events — show timeline

• 2026-04-25 Listed $255,000 Knoxville MLS
• 2019-06-10 Sold (Public Records) $105,000 Public Records
• 2019-06-04 Sold (MLS) $105,000 Knoxville MLS
• 2019-04-05 Pending — Knoxville MLS
• 2019-04-04 Listed $105,000 Knoxville MLS
• 2000-01-17 Sold (Public Records) $44,050 Public Records

Property tax history

+4.6%/yr

Latest (2025): $519 · +0.0% YoY. Source: county tax records.