113 Sherwood Ave Ave · Calhoun, TN 37309

$160,000

4 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 31 Days on market

Built 1954 0.29 ac lot $112/sqft · 14% above area Est $217k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +7.6/10.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

Key facts

• Yard for gardening
• 0.29 acre lot
• Pool

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• PLENTY OF NATURAL LIGHT
• ROOM FOR OUTDOOR LIVING
• YARD FOR GARDENING

Property features AI

Finance

• Financial info: $492 annual tax

Exterior

• Parking: Detached parking
• Utilities: Public water; Septic tank; Electricity available; Water available
• Home design: Single family residence; Three or more levels
• Construction: Block foundation; Other construction materials; Other roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Refrigerator; Microwave; Electric Range; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan
• Laundry & utility: Washer hookup; Gas dryer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $20 ($234/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 $122k (23.6% below list).
• Recommended offer: $122k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#280 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Calhoun Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 319 students, 0% FRL); Mcminn High School (math 7% / reading 38%, grade F, #153 of 332 statewide, top 47%, 1,408 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 37 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 1954 — 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 $122,314 (23.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $217,064
• List price: $160,000
• Delta: -26.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Sherwood Ave	0.11mi	3/1.0 (-1)	1,450 (+2%)	7mo	$210,000	$145	78
125 Highland Ave	0.07mi	3/2.0 (-1)	1,254 (-12%)	5mo	$218,000	$174	67
110 Fairhill Ave	0.04mi	3/1.5 (-1)	1,225 (-14%)	1mo	$219,900	$180	67
126 Church St	0.39mi	3/2.0 (-1)	1,428 (+0%)	14mo	$215,000	$151	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.89×
• Total profit: $39,933
• Equity at exit: $92,681

10-year hold

• IRR: 14.5%
• Equity multiple: 3.65×
• Total profit: $118,659
• Equity at exit: $161,643

Cash invested: $44,800 (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 37309

• Home prices YoY: 2.3%
• Active inventory: 37
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $20

Break-even live

Break-even rent $1,198

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $65	+0% $20	+5% $-26	+10% $-71
Rent	-10% $-77	-5% $-29	+0% $20	+5% $68	+10% $116
Rate	-1.0pp $100	-0.5pp $60	base $20	+0.5pp $-22	+1.0pp $-64

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-12
   days on market $160,000 Active 31 DOM

   Show marketing remark (633 chars)

   This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

2. 2026-06-09
   days on market $160,000 Active 28 DOM
3. 2026-06-08
   days on market $160,000 Active 27 DOM
4. 2026-06-07
   days on market $160,000 Active 26 DOM
5. 2026-06-07
   days on market $160,000 Active 25 DOM
6. 2026-06-03
   days on market $160,000 Active 22 DOM
7. 2026-06-02
   days on market $160,000 Active 21 DOM
8. 2026-06-01
   days on market $160,000 Active 20 DOM
9. 2026-05-31
   days on market $160,000 Active 19 DOM
10. 2026-05-30
    days on market $160,000 Active 18 DOM
11. 2026-05-05
    status Pending 633-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

12. 2026-05-05
    status Pending 630-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

13. 2026-05-04
    historical

    Show marketing remark (633 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

14. 2026-05-01
    price $160,000
15. 2026-05-01
    price $160,000 633-char remark
16. 2026-04-25
    price $160,000 630-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

17. 2026-04-23
    price $199,900 633-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

18. 2026-04-23
    price $199,900

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

19. 2026-04-23
    price $199,900 630-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

20. 2026-04-21
    listed $160,000 Active
21. 2026-04-18
    listed $160,000

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

22. 2026-04-18
    listed $220,000 Active 633-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

23. 2026-04-18
    listed $220,000 Active 630-char remark

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

24. 2026-04-18
    listed $220,000 Active

    Show marketing remark (630 chars)

    This 4 bed, 2 bath home offers ~2,200 sq ft and is full of potential for someone ready to make it their own. Tucked into a quiet, established neighborhood, it's a great spot to put down roots and create a space that truly fits your style. Only 15 minutes from Target in Cleveland! The home features a spacious layout, generous room sizes, and plenty of natural light--giving you a strong starting point to update and personalize over time. With a little TLC, this could become a warm and comfortable place to call home. Outside, you'll find a yard with plenty of room for outdoor living, gardening, or simply enjoying the space

25. 2020-04-11
    listed $109,900
26. 2012-07-06
    soldstatus $85,000
27. 1998-12-04
    soldstatus $50,000

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$644/yr (+$54/mo · 130.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,678
• − Mortgage interest: −$8,962
• − Property taxes: −$492
• − Insurance: −$800
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,655
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $854/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: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Calhoun

• Score: 59/100
• State rank: #280
• US rank: #19792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun, TN
• City population: 2,054
• Population (ZIP): 2,054

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Scottish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.21%
• Current HPI: 229.321
• 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

+190.0% since first listed

22 events — show timeline

• 2026-06-12 Sold (MLS) $145,000 GCAR
• 2026-06-12 Sold (MLS) $145,000 Knoxville MLS
• 2026-06-12 Sold (MLS) $145,000 REALTRACS as Distributed by MLS Grid
• 2026-06-12 Sold (MLS) $145,000 REALTRACS as Distributed by MLS Grid
• 2026-06-12 Sold (MLS) $145,000 RCAOR
• 2026-05-05 Pending — Knoxville MLS
• 2026-05-05 Pending — RCAOR
• 2026-05-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Price Changed $160,000 GCAR
• 2026-05-01 Price Changed $160,000 Knoxville MLS
• 2026-04-25 Price Changed $160,000 RCAOR
• 2026-04-23 Price Changed $199,900 Knoxville MLS
• 2026-04-23 Price Changed $199,900 GCAR
• 2026-04-23 Price Changed $199,900 RCAOR
• 2026-04-21 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 2026-04-18 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 2026-04-18 Listed $220,000 GCAR
• 2026-04-18 Listed $220,000 Knoxville MLS
• 2026-04-18 Listed $220,000 RCAOR
• 2020-04-11 Listed $109,900 RCAOR
• 2012-07-06 Sold (Public Records) $85,000 Public Records
• 1998-12-04 Sold (Public Records) $50,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $492 · +0.0% YoY. Source: county tax records.