1321 Fairview Rd · Coalfield, TN 37748

$99,900

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 2 Days on market

Built 1930 0.75 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move-in - remodeled one level. Simply peaceful Coalfield setting (Yes Coalfield Area). New vinyl siding 2003, HVAC only 8 yrs. old, some new windows and exterior doors, asphalt driveway. Sunroom has 187 sq. ft.

Key facts

• 0.75 acre lot
• Built 1930
• Listed 2 days

Property features AI

Finance

• Financial info: Tax annual amount reported (not listed per instructions)

Exterior

• Parking: No covered parking reported; No carport; No marked total parking spaces
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Existing (previously built)
• Construction: Other construction materials
• Exterior features: Lot approximately 0.75 acre (dimensions ~170 x 230 irregular)

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heating present (other type); Cooling present (other type)
• Interior features: Basement with unspecified/other features; Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 60/100 on livability (#266 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities 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.
• Market conditions: 213 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $99,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $226,032
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Rock Bridge Rd	0.28mi	3/1.0	1,120 (+1%)	3mo	$228,500	$204	83
112 Shirley Parks Rd	0.58mi	3/1.0	1,040 (-6%)	13mo	$267,900	$258	52
1747 Fairview Rd	0.41mi	3/1.0	984 (-11%)	15mo	$175,000	$178	49
1384 Coal Hill Rd	0.70mi	2/2.0 (-1)	1,008 (-9%)	12mo	$75,000	$74	33

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $15,000
• Equity at exit: $14,895

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $53,179
• Equity at exit: $8,638

Cash invested: $27,972 (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 37748

• Home prices YoY: -11.5%
• Active inventory: 213
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $490

Break-even live

Break-even rent $799

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $546	-5% $518	+0% $490	+5% $462	+10% $433
Rent	-10% $378	-5% $434	+0% $490	+5% $546	+10% $602
Rate	-1.0pp $540	-0.5pp $515	base $490	+0.5pp $464	+1.0pp $438

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-27
   listed $99,900 Active
2. 2008-03-03
   soldstatus $75,000
3. 2008-02-26
   soldstatus $75,000 219-char remark

   Show marketing remark (219 chars)

   Ready to move-in - remodeled one level. Simply peaceful Coalfield setting (Yes Coalfield Area). New vinyl siding 2003, HVAC only 8 yrs. old, some new windows and exterior doors, asphalt driveway. Sunroom has 187 sq. ft.

4. 2007-06-22
   listed $75,000 219-char remark

   Show marketing remark (219 chars)

   Ready to move-in - remodeled one level. Simply peaceful Coalfield setting (Yes Coalfield Area). New vinyl siding 2003, HVAC only 8 yrs. old, some new windows and exterior doors, asphalt driveway. Sunroom has 187 sq. ft.

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥102°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,028
• − Mortgage interest: −$5,596
• − Property taxes: −$787
• − Insurance: −$500
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,906
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,795/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 — Coalfield

• Score: 60/100
• State rank: #266
• US rank: #18569

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

• Census place: Coalfield, TN
• City population: 32
• Population (ZIP): 17,021

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -39.78%
• Current HPI: 305.724
• 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

+33.2% since first listed

4 events — show timeline

• 2026-05-27 Listed $99,900 REALTRACS as Distributed by MLS Grid
• 2008-03-03 Sold (Public Records) $75,000 Public Records
• 2008-02-26 Sold (MLS) $75,000 Knoxville MLS
• 2007-06-22 Listed $75,000 Knoxville MLS

Property tax history

+6.1%/yr

Latest (2025): $787 · +0.0% YoY. Source: county tax records.