126 Redick Dr · Wartburg, TN 37887

$69,900

3 bd · 2.0 ba · 1,296 sqft · Other public records · 26 Days on market

Built 2000 0.44 ac lot ↓ 15% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

Key facts

• 0.44 acre lot
• Built 2000
• Listed 26 days

Property features AI

Finance

• Financial info: Tax annual amount reported (amount excluded from feature list per instructions)

Exterior

• Parking: No covered parking; No parking spaces reported
• Utilities: Water: Other; Sewer: Other
• Home design: Residential manufactured-on-land; Single-story
• Construction: Built existing (year details not specified); Other construction materials
• Exterior features: Lot approximately 0.44 acre

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: No basement; Other flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.2% in Wartburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#153 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Morgan County (rural): math 14% / reading 18% proficiency, ranked #128 of 139 in TN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Elementary (math 24% / reading 20%, grade F, #601 of 952 statewide, top 66%, 553 students, 0% FRL); Central High School (math 2% / reading 17%, grade F, #279 of 332 statewide, top 86%, 376 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.00% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.38%
• DSCR: 2.89
• GRM: 4.2

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: 57.2%
• Equity multiple: 5.19×
• Total profit: $82,067
• Equity at exit: $62,971

10-year hold

• IRR: 50.7%
• Equity multiple: 11.58×
• Total profit: $207,009
• Equity at exit: $135,800

Cash invested: $19,572 (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 37887

• Home prices YoY: 10.5%
• Active inventory: 26
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $691

Break-even live

Break-even rent $520

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $731	-5% $711	+0% $691	+5% $671	+10% $652
Rent	-10% $581	-5% $636	+0% $691	+5% $746	+10% $801
Rate	-1.0pp $726	-0.5pp $709	base $691	+0.5pp $673	+1.0pp $655

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-04-23
   price $69,900
3. 2026-04-10
   listed $82,000 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: $181 · $15/mo
• Projected year-2 tax: $496 · $41/mo
• Expected delta: +$315/yr (+$26/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,738
• − Mortgage interest: −$3,915
• − Property taxes: −$181
• − Insurance: −$350
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,033
• Taxable income: $7,581
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $6,475/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: Morgan County
• NCES district ID: 4703090
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $37,668
• Composite: 13.41/100
• National rank: #9528
• State rank: #128 of 139 in TN

Livability — Wartburg

• Score: 65/100
• State rank: #153
• US rank: #13408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,652

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 20,667 people
• By 2030: 20,166 · -2.4%
• By 2040: 18,913 · -8.5%
• By 2050: 17,524 · -15.2%
• By 2075: 14,582 · -29.4%
• By 2100: 11,694 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 14% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+74.5) · D 12.3% · R 86.8%
• 2008→2024 swing: -34.2pp toward R · 2008: -40.3pp · 2024: -74.5pp
• All cycles: 2024: R+74.5 2020: R+70.0 2016: R+65.7 2012: R+45.3 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.11%
• Current HPI: 327.3502
• 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

-14.8% since first listed

3 events — show timeline

• 2026-05-06 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-23 Price Changed $69,900 REALTRACS as Distributed by MLS Grid
• 2026-04-10 Listed $82,000 REALTRACS as Distributed by MLS Grid

Property tax history

-3.6%/yr

Latest (2025): $181 · +0.0% YoY. Source: county tax records.