219 Vine Cir · Loretto, TN 38469

$89,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 403 Days on market

Built 1953 6,969 sqft 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 2 bedroom, 1 bath home is perfectly suited for a first time home buyer or a savvy investor seeking a cozy property. With it's affordable price point and potential for future upgrades, this home presents a perfect opportunity for anyone wanting to make this property their own.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1953

Property features AI

Exterior

• Parking: Attached parking; Carport (1 space); One covered parking space (total 1)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot about 0.16 acre; Lot dimensions roughly 85M x 77.5M (irregular)

Interior

• Kitchen: Electric oven; Cooktop
• Bedrooms: Two bedrooms (both on the main level), each about 13 x 12
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s); Wall/window cooling unit(s)
• Interior features: Crawl space basement; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $85k (4.7% below list).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#86 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D+, amenities F.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Lawrence Elementary (math 34% / reading 30%, grade F, #369 of 952 statewide, top 42%, 540 students, 0% FRL); Loretto High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 493 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: 47 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($615 loan paydown + $727 appreciation (0.8% local appreciation)).
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 403 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $89k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 403 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 0.95% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.37×
• Total profit: $9,197
• Equity at exit: $29,538

10-year hold

• IRR: 11.6%
• Equity multiple: 2.38×
• Total profit: $34,379
• Equity at exit: $38,609

Cash invested: $24,920 (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 38469

• Home prices YoY: 0.3%
• Active inventory: 47
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $131

Break-even live

Break-even rent $682

Max offer price $89,000

Occupancy floor 80%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $89,000 Active 403 DOM
2. 2026-06-17
   days on market $89,000 Active 402 DOM
3. 2026-06-16
   days on market $89,000 Active 401 DOM
4. 2026-06-15
   days on market $89,000 Active 400 DOM
5. 2026-06-13
   days on market $89,000 Active 398 DOM
6. 2026-06-12
   days on market $89,000 Active 397 DOM
7. 2026-06-09
   days on market $89,000 Active 394 DOM
8. 2026-06-08
   days on market $89,000 Active 393 DOM
9. 2026-06-08
   days on market $89,000 Active 392 DOM
10. 2026-06-07
    days on market $89,000 Active 391 DOM
11. 2026-06-03
    days on market $89,000 Active 388 DOM
12. 2026-06-02
    days on market $89,000 Active 387 DOM
13. 2026-06-01
    days on market $89,000 Active 386 DOM
14. 2026-05-31
    days on market $89,000 Active 385 DOM
15. 2025-10-15
    status Active
16. 2025-10-15
    historical
17. 2025-09-15
    status Active
18. 2025-08-24
    status Active
19. 2025-08-14
    status Pending
20. 2025-07-25
    price $89,000
21. 2025-04-13
    listed $94,500 Active
22. 2024-09-03
    historical 281-char remark

    Show marketing remark (281 chars)

    This 2 bedroom, 1 bath home is perfectly suited for a first time home buyer or a savvy investor seeking a cozy property. With it's affordable price point and potential for future upgrades, this home presents a perfect opportunity for anyone wanting to make this property their own.

23. 2024-06-19
    price $99,900 281-char remark

    Show marketing remark (281 chars)

    This 2 bedroom, 1 bath home is perfectly suited for a first time home buyer or a savvy investor seeking a cozy property. With it's affordable price point and potential for future upgrades, this home presents a perfect opportunity for anyone wanting to make this property their own.

24. 2024-03-02
    listed $114,900 Active 281-char remark

    Show marketing remark (281 chars)

    This 2 bedroom, 1 bath home is perfectly suited for a first time home buyer or a savvy investor seeking a cozy property. With it's affordable price point and potential for future upgrades, this home presents a perfect opportunity for anyone wanting to make this property their own.

25. 2011-06-23
    soldstatus $16,750

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$210/yr (+$17/mo · 49.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $10,181
• − Mortgage interest: −$4,985
• − Property taxes: −$422
• − Insurance: −$445
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,589
• Taxable income: $110
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,549/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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Loretto

• Score: 68/100
• State rank: #86
• US rank: #9425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loretto, TN
• Population (ZIP): 4,608

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.82%
• Current HPI: 319.0811
• 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

+431.3% since first listed

11 events — show timeline

• 2025-10-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-14 Pending — REALTRACS as Distributed by MLS Grid
• 2025-07-25 Price Changed $89,000 REALTRACS as Distributed by MLS Grid
• 2025-04-13 Listed $94,500 REALTRACS as Distributed by MLS Grid
• 2024-09-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-06-19 Price Changed $99,900 REALTRACS as Distributed by MLS Grid
• 2024-03-02 Listed $114,900 REALTRACS as Distributed by MLS Grid
• 2011-06-23 Sold (Public Records) $16,750 Public Records

Property tax history

+7.8%/yr

Latest (2025): $422 · -14.2% YoY. Source: county tax records.