102 Sugar Tree Rd · Pulaski, TN 38478

$129,000

3 bd · 2.0 ba · 1,560 sqft · Other public records · 44 Days on market

Built 1994 2.55 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated on 2.55 acres with road frontage along Sugar Tree Rd, Ross Rd, and Prospect Rd, this 3-bedroom, 2-bath home offers the perfect blend of space, privacy, and country charm. With 1,680 sq ft of living space, the home features a spacious layout with a large living room and an open, inviting kitchen ideal for everyday living and entertaining. Enjoy peaceful mornings or relaxing evenings on the welcoming front porch complete with a swing. Out back, an additional covered porch provides extra storage space, along with two detached storage sheds for tools, equipment, or hobbies. The property offers scenic views of a neighboring pond, adding to the tranquil setting without the upkeep. The be

Key facts

• 2.55 acre lot
• Built 1994
• Listed 43 days

Property features AI

Finance

• Other: Approximate year built

Exterior

• Parking: No covered parking listed; No parking total listed
• Security: Fire alarm and smoke detectors
• Utilities: Public water; Public sewer; Water available
• Home design: Residential mobile home; One story
• Construction: Vinyl siding
• Exterior features: 2.55-acre lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed; Wall/window air conditioning units
• Interior features: Tile floors; Crawl space basement; Wall/window air conditioning units; Fire alarm and smoke detectors
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.7% in Pulaski — 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 64/100 on livability (#174 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Giles County (rural): math 20% / reading 24% proficiency, ranked #105 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pulaski Elementary (483 students, 0% FRL); Giles Co High School (math 8% / reading 22%, grade F, #237 of 332 statewide, top 75%, 703 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: 186 active listings in the ZIP; 73 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Giles County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $129k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 8.2

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,699
• Equity at exit: $19,234

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $20,911
• Equity at exit: $11,154

Cash invested: $36,120 (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 38478

• Home prices YoY: -12.7%
• Active inventory: 186
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $287

Break-even live

Break-even rent $954

Max offer price $129,000

Occupancy floor 73%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,000 Active 44 DOM
2. 2026-06-17
   days on market $129,000 Active 43 DOM
3. 2026-06-16
   days on market $129,000 Active 42 DOM
4. 2026-06-15
   days on market $129,000 Active 41 DOM
5. 2026-06-13
   days on market $129,000 Active 39 DOM
6. 2026-06-12
   days on market $129,000 Active 38 DOM
7. 2026-06-09
   days on market $129,000 Active 35 DOM
8. 2026-06-08
   days on market $129,000 Active 34 DOM
9. 2026-06-08
   days on market $129,000 Active 33 DOM
10. 2026-06-03
    days on market $129,000 Active 29 DOM
11. 2026-06-02
    days on market $129,000 Active 28 DOM
12. 2026-06-01
    days on market $129,000 Active 27 DOM
13. 2026-05-31
    days on market $129,000 Active 26 DOM
14. 2026-05-06
    listed $129,000 Active 1178-char remark
15. 2026-05-06
    historical $129,000 1178-char remark
16. 2002-03-14
    soldstatus $58,000

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$639/yr (+$53/mo · 230.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,800
• − Mortgage interest: −$7,226
• − Property taxes: −$277
• − Insurance: −$645
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,753
• Taxable income: $1,371
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $3,113/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: Giles County
• NCES district ID: 4701410
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $40,318
• Composite: 18.63/100
• National rank: #8895
• State rank: #105 of 139 in TN

Livability — Pulaski

• Score: 64/100
• State rank: #174
• US rank: #14586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,756

Population outlook (Giles County) Hauer SSP2

• Today (2025): 28,505 people
• By 2030: 27,960 · -1.9%
• By 2040: 26,740 · -6.2%
• By 2050: 25,665 · -10.0%
• By 2075: 24,798 · -13.0%
• By 2100: 25,524 · -10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+55.0) · D 22.1% · R 77.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -19.6pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+49.1 2016: R+45.4 2012: R+29.2 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.60%
• Current HPI: 319.6315
• 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

+122.4% since first listed

3 events — show timeline

• 2026-05-06 Listed $129,000 REALTRACS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $129,000 REALTRACS as Distributed by MLS Grid
• 2002-03-14 Sold (Public Records) $58,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $277 · +16.4% YoY. Source: county tax records.