24 S Twiddy Ln · Alamo, TN 38001

$159,900

2 bd · 1.0 ba · 888 sqft · Other · 59 Days on market

Built 2001 1.00 ac lot ↓ 6% since listing

---

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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.3/10.0

Listing remarks

Don't miss this charming 2-bedroom, 1-bath home sitting on a full acre in Alamo, TN! Built in 2001 and move-in ready, this property offers the perfect blend of comfort and convenience. Featuring an updated kitchen and bath, brand new flooring throughout — the hard work has already been done for you! Enjoy the space and freedom of a full acre lot with easy access to the highway — ideal for commuters and those who love a little elbow room. USDA ELIGIBLE — $0 DOWN for qualified buyers! Well-maintained, tastefully updated, and ready for its next owner. Priced to sell at $169,000. Schedule your showing today!

Key facts

• Updated bath
• Brand new flooring
• Full acre

Tags

• FULL ACRE
• UPDATED KITCHEN
• UPDATED BATH
• BRAND NEW FLOORING
• EASY ACCESS TO HIGHWAY

Property features AI

Exterior

• Parking: 4 open parking spaces on a parking pad
• Security: Carbon monoxide detectors; Fire alarm
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Natural gas available; Phone available; Water connected; Underground utilities
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Built on a single level
• Exterior features: Private entrance; Asphalt road frontage on a city street; Public and private road maintenance (per listing)

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Aluminum frame windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Washer hookup; Laundry room with sink

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (37.5% below list).
• Recommended offer: $100k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#130 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Alamo (town): math 54% / reading 46% proficiency, ranked #8 of 139 in TN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Alamo Elementary (math 54% / reading 46%, grade D+, #116 of 952 statewide, top 12%, 578 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Crockett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $100,000 (37.5% 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 59 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 13.3

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $77,467
• Equity at exit: $144,051

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $235,452
• Equity at exit: $310,651

Cash invested: $44,772 (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 38001

• Home prices YoY: 4.1%
• Active inventory: 32
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-150

Break-even live

Break-even rent $1,189

Max offer price $133,462

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-104	+0% $-150	+5% $-195	+10% $-240
Rent	-10% $-229	-5% $-189	+0% $-150	+5% $-110	+10% $-71
Rate	-1.0pp $-69	-0.5pp $-109	base $-150	+0.5pp $-191	+1.0pp $-233

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 Egg Hill Rd Unit 13 Alamo, TN	2.0	1.0	840	$1,000	$1.19	45d	1	0.80mi

Listing history 19 events

1. 2026-06-21
   days on market $159,900 Active 59 DOM
2. 2026-06-21
   days on market $159,900 Active 58 DOM
3. 2026-06-18
   days on market $159,900 Active 56 DOM
4. 2026-06-17
   days on market $159,900 Active 55 DOM
5. 2026-06-16
   days on market $159,900 Active 54 DOM
6. 2026-06-15
   days on market $159,900 Active 53 DOM
7. 2026-06-13
   days on market $159,900 Active 51 DOM
8. 2026-06-12
   days on market $159,900 Active 50 DOM
9. 2026-06-09
   days on market $159,900 Active 47 DOM
10. 2026-06-08
    days on market $159,900 Active 46 DOM
11. 2026-06-08
    days on market $159,900 Active 45 DOM
12. 2026-06-07
    days on market $159,900 Active 44 DOM
13. 2026-06-04
    days on market $159,900 Active 41 DOM
14. 2026-06-02
    days on market $159,900 Active 40 DOM
15. 2026-06-01
    days on market $159,900 Active 39 DOM
16. 2026-05-31
    days on market $159,900 Active 38 DOM
17. 2026-05-18
    price $159,900
18. 2026-05-06
    price $164,900
19. 2026-04-23
    listed $169,900 Active

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$721/yr (+$60/mo · 174.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,000
• − Mortgage interest: −$8,957
• − Property taxes: −$414
• − Insurance: −$800
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$4,652
• Taxable loss: −$4,742
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $-658/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: Alamo
• NCES district ID: 4700030
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $36,051
• Composite: 41.49/100
• National rank: #3459
• State rank: #8 of 139 in TN

Livability — Alamo

• Score: 66/100
• State rank: #130
• US rank: #11958

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: Alamo, TN
• Population (ZIP): 4,208

Population outlook (Crockett County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,812 · +0.1%
• By 2040: 14,811 · +0.1%
• By 2050: 14,809 · +0.1%
• By 2075: 15,405 · +4.1%
• By 2100: 16,200 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% German/W. Germanic 0%

Political lean MEDSL · Crockett

• 2024 margin: Solid R (+58.7) · D 20.2% · R 78.9%
• 2008→2024 swing: -25.2pp toward R · 2008: -33.6pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+53.8 2016: R+49.7 2012: R+38.4 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.64%
• Current HPI: 269.6156
• 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

-5.9% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $159,900 CWTAR
• 2026-05-06 Price Changed $164,900 CWTAR
• 2026-04-23 Listed $169,900 CWTAR

Property tax history

+5.5%/yr

Latest (2025): $414 · +25.8% YoY. Source: county tax records.