901 S Trenton St · Rutherford, TN 38369

$129,000

2 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 39 Days on market

Built 1944 0.45 ac 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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

New remodel! Very nice 2 BR 1 Ba home located in Rutherford. This house has new floors, recessed lighting, appliances, and much more including a brand new HVAC! You have got to see this! Call today to be able to see this great house. It won't be around very long!

Key facts

• Big backyard
• Conveniently located
• 0.45 acre lot

Tags

• BIG BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Public maintained road access; Lot dimensions approximately 85 x 230

Exterior

• Parking: Three parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Rain gutters

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Ceiling fan cooling (has cooling)
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer and dryer hookups; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-5 ($-63/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (26.3% below list).
• Recommended offer: $95k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#235 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rutherford Elementary (math 42% / reading 37%, grade F, #231 of 952 statewide, top 26%, 282 students, 0% FRL); South Gibson County Middle School (math 58% / reading 42%, grade C, #20 of 333 statewide, top 6%, 800 students, 0% FRL); Gibson County High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $217 of equity ($892 loan paydown + $-675 appreciation (-0.5% local appreciation)).
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,014 (26.3% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.74% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.80×
• Total profit: $-7,316
• Equity at exit: $34,116

10-year hold

• IRR: 1.8%
• Equity multiple: 1.18×
• Total profit: $6,380
• Equity at exit: $38,430

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 38369

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-5

Break-even live

Break-even rent $957

Max offer price $128,079

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $31	+0% $-5	+5% $-42	+10% $-78
Rent	-10% $-80	-5% $-43	+0% $-5	+5% $32	+10% $70
Rate	-1.0pp $60	-0.5pp $28	base $-5	+0.5pp $-39	+1.0pp $-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 22 events

1. 2026-06-21
   days on market $129,000 Active 39 DOM
2. 2026-06-21
   days on market $129,000 Active 38 DOM
3. 2026-06-18
   days on market $129,000 Active 36 DOM
4. 2026-06-17
   days on market $129,000 Active 35 DOM
5. 2026-06-16
   days on market $129,000 Active 34 DOM
6. 2026-06-15
   days on market $129,000 Active 33 DOM
7. 2026-06-13
   days on market $129,000 Active 31 DOM
8. 2026-06-12
   days on market $129,000 Active 30 DOM
9. 2026-06-09
   days on market $129,000 Active 27 DOM
10. 2026-06-08
    days on market $129,000 Active 26 DOM
11. 2026-06-08
    days on market $129,000 Active 25 DOM
12. 2026-06-07
    days on market $129,000 Active 24 DOM
13. 2026-06-03
    days on market $129,000 Active 21 DOM
14. 2026-06-02
    days on market $129,000 Active 20 DOM
15. 2026-06-01
    days on market $129,000 Active 19 DOM
16. 2026-05-31
    days on market $129,000 Active 18 DOM
17. 2026-05-13
    listed $129,000 Active
18. 2024-04-17
    soldstatus $123,000
19. 2024-04-15
    soldstatus $123,000 Closed 263-char remark

    Show marketing remark (263 chars)

    New remodel! Very nice 2 BR 1 Ba home located in Rutherford. This house has new floors, recessed lighting, appliances, and much more including a brand new HVAC! You have got to see this! Call today to be able to see this great house. It won't be around very long!

20. 2024-03-19
    status Pending 263-char remark

    Show marketing remark (263 chars)

    New remodel! Very nice 2 BR 1 Ba home located in Rutherford. This house has new floors, recessed lighting, appliances, and much more including a brand new HVAC! You have got to see this! Call today to be able to see this great house. It won't be around very long!

21. 2024-03-16
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    New remodel! Very nice 2 BR 1 Ba home located in Rutherford. This house has new floors, recessed lighting, appliances, and much more including a brand new HVAC! You have got to see this! Call today to be able to see this great house. It won't be around very long!

22. 2024-02-19
    listed $120,000 Active 263-char remark

    Show marketing remark (263 chars)

    New remodel! Very nice 2 BR 1 Ba home located in Rutherford. This house has new floors, recessed lighting, appliances, and much more including a brand new HVAC! You have got to see this! Call today to be able to see this great house. It won't be around very long!

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$609/yr (+$51/mo · 198.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,402
• − Mortgage interest: −$7,226
• − Property taxes: −$307
• − Insurance: −$645
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,753
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $502/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Rutherford

• Score: 62/100
• State rank: #235
• US rank: #17256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutherford, TN
• Population (ZIP): 1,636

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 230.3868
• 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

+7.5% since first listed

6 events — show timeline

• 2026-05-13 Listed $129,000 CWTAR
• 2024-04-17 Sold (Public Records) $123,000 Public Records
• 2024-04-15 Sold (MLS) $123,000 RRAR as distributed by MLS GRID
• 2024-03-19 Pending — RRAR as distributed by MLS GRID
• 2024-03-16 Contingent — RRAR as distributed by MLS GRID
• 2024-02-19 Listed $120,000 RRAR as distributed by MLS GRID

Property tax history

-2.9%/yr

Latest (2025): $307 · +5.9% YoY. Source: county tax records.