448 N College St · Ridgely, TN 38080

$129,900

3 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 176 Days on market

Built 1956 0.36 ac lot Est $134k · at est.

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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 +15.2/30.0
• ARV discount +9.0/15.0
• DSCR +4.7/10.0
• Appreciation +3.4/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Cozy 3 Bedroom, 1 Bath home featuring a large living room, screened in back porch, detached workshop all on a corner lot. This home is great for any stage in life whether a first-time home buyer, relocating or downsizing. Enjoy the large picture window overlooking the front yard or sit in the shade on the screened-in back porch. This home is located in Ridgely, TN only 15 mins to Dyersburg to South or 15 min from Reelfoot Lake to the North. This a good home at a great price! To view, contact Becky McCaslin 731-234-9727.

Key facts

• Large picture window
• Detached workshop
• Large living room

Tags

• LARGE LIVING ROOM
• SCREENED IN BACK PORCH
• DETACHED WORKSHOP
• CORNER LOT
• LARGE PICTURE WINDOW
• FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $44 ($532/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 $106k (18.8% below list).
• Recommended offer: $106k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#272 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.
• Lake County (rural): math 11% / reading 14% proficiency, ranked #135 of 139 in TN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Margaret Newton Elementary (210 students, 0% FRL); Lara Kendall Elementary (math 12% / reading 12%, grade F, #242 of 333 statewide, top 74%, 340 students, 0% FRL); Lake Co High School (math 5% / reading 24%, grade F, #237 of 332 statewide, top 75%, 199 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 3 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake 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 176 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,524 (18.8% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $134,302
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Church St	0.22mi	3/2.0	1,226 (-3%)	2mo	$119,900	$98	83
305 Monk Argo Rd	0.43mi	3/2.0	1,280 (+1%)	4mo	$190,000	$148	75
224 Kimberly Cv	0.52mi	3/2.0	1,296 (+2%)	13mo	$137,000	$106	61
122 Sand St	0.69mi	3/2.0	1,274 (+1%)	8mo	$100,000	$78	61
423 N College St	0.15mi	2/1.0 (-1)	1,196 (-6%)	21mo	$136,000	$114	58

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-18,278
• Equity at exit: $19,369

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-12,489
• Equity at exit: $11,231

Cash invested: $36,372 (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 38080

• Home prices YoY: -1.7%
• Active inventory: 22
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $44

Break-even live

Break-even rent $999

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $118	-5% $81	+0% $44	+5% $8	+10% $-29
Rent	-10% $-39	-5% $3	+0% $44	+5% $86	+10% $128
Rate	-1.0pp $110	-0.5pp $77	base $44	+0.5pp $11	+1.0pp $-24

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-23
   status Pending
2. 2025-11-13
   price $129,900
3. 2025-10-16
   status Active
4. 2025-09-09
   status Pending
5. 2025-08-20
   listed $139,900 Active
6. 2002-04-02
   soldstatus $65,000
7. 2002-04-02
   soldstatus $65,000
8. 1996-09-16
   soldstatus $41,000

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$274/yr (+$23/mo · 42.3%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,663
• − Mortgage interest: −$7,276
• − Property taxes: −$648
• − Insurance: −$650
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,779
• Taxable loss: −$1,716
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $944/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: Lake County
• NCES district ID: 4702280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 14% ▼ -9.00%
• Median HH income: $29,058
• Composite: 9.69/100
• National rank: #9833
• State rank: #135 of 139 in TN

Livability — Ridgely

• Score: 60/100
• State rank: #272
• US rank: #19162

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: Ridgely, TN
• Population (ZIP): 2,492

Population outlook (Lake County) Hauer SSP2

• Today (2025): 7,234 people
• By 2030: 7,045 · -2.6%
• By 2040: 6,848 · -5.3%
• By 2050: 6,681 · -7.6%
• By 2075: 5,629 · -22.2%
• By 2100: 4,211 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+54.9) · D 22.1% · R 77.0%
• 2008→2024 swing: -48.1pp toward R · 2008: -6.7pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+47.5 2016: R+39.6 2012: R+13.4 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.11%
• Current HPI: 178.0147
• 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

+216.8% since first listed

8 events — show timeline

• 2026-03-23 Pending — CWTAR
• 2025-11-13 Price Changed $129,900 CWTAR
• 2025-10-16 Relisted — CWTAR
• 2025-09-09 Pending — CWTAR
• 2025-08-20 Listed $139,900 CWTAR
• 2002-04-02 Sold (Public Records) $65,000 Public Records
• 2002-04-02 Sold (Public Records) $65,000 Public Records
• 1996-09-16 Sold (Public Records) $41,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $648 · +0.0% YoY. Source: county tax records.