38 Holland Rd · Altamont, TN 37357

$125,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 38 Days on market

Built 1958 0.50 ac lot ↓ 11% 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +1.4/10.0

Listing remarks

Great investment opportunity in the beautiful Viola Valley! This 3 bedroom, 1 bath home sits on a spacious half acre corner lot in the peaceful countryside of Hubbards Cove. There are large rooms with plenty of character and potential for a country cottage, rental property, or Airbnb. Home is livable but needs work, making it a perfect opportunity for investors or someone looking to make it their own. Original hardwood floors under kitchen, living room and front bedroom vinyl flooring. Exterior has durable steel siding, beautiful rose bushes, and a former smokehouse in the back. Home has been updated with a breaker box and new decking on the back side of the roof. With road frontage on two

Key facts

• Updated breaker box
• Rose bushes
• New decking

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• DURABLE STEEL SIDING
• ROSE BUSHES
• UPDATED BREAKER BOX
• NEW DECKING

Property features AI

Finance

• Other: Lot approximately 0.5 acre (approx. dimensions 80 x 70 irregular)
• HOA & community: Pets allowed

Exterior

• Parking: No covered spaces reported; No total parking spaces reported
• Utilities: Public water available; Septic tank; Water available
• Home design: Single-family residence; One story
• Construction: Metal roof; Other construction materials; Built existing (year not specified)
• Exterior features: Covered porch; Porch; Corner lot; Cleared and level lot

Interior

• Kitchen: Eat-in kitchen (approx. 17 x 12); No built-in appliances reported
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approx. 11 x 9, 9 x 15, and 9 x 9
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall/window air conditioning unit(s)
• Interior features: Basement with unspecified/other features; Eat-in kitchen; Separate living room; Utility room
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (approx. 6 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#351 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Grundy County (rural): math 21% / reading 23% proficiency, ranked #110 of 139 in TN (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Elementary (math 32% / reading 22%, grade F, #496 of 952 statewide, top 55%, 338 students, 0% FRL); Grundy County High School (math 8% / reading 17%, grade F, #259 of 332 statewide, top 79%, 534 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 16 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grundy County population projected at -24% 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.23% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,724
• Equity at exit: $18,638

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $38,400
• Equity at exit: $10,808

Cash invested: $35,000 (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 37357

• Home prices YoY: -2.0%
• Active inventory: 13
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $408

Break-even live

Break-even rent $1,018

Max offer price $125,000

Occupancy floor 68%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $125,000 Active 38 DOM
2. 2026-06-18
   days on market $125,000 Active 37 DOM
3. 2026-06-17
   days on market $125,000 Active 36 DOM
4. 2026-06-16
   days on market $125,000 Active 35 DOM
5. 2026-06-15
   days on market $125,000 Active 34 DOM
6. 2026-06-14
   days on market $125,000 Active 32 DOM
7. 2026-06-12
   days on market $125,000 Active 31 DOM
8. 2026-06-09
   days on market $125,000 Active 28 DOM
9. 2026-06-08
   days on market $125,000 Active 27 DOM
10. 2026-06-07
    pricedays on market $125,000 Active 26 DOM
11. 2026-06-02
    days on market $135,000 Active 21 DOM
12. 2026-06-01
    days on market $135,000 Active 20 DOM
13. 2026-05-31
    days on market $135,000 Active 19 DOM
14. 2026-05-30
    days on market $135,000 Active 18 DOM
15. 2026-05-12
    listed $140,000 Active 865-char remark

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$522/yr (+$44/mo · 143.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,419
• − Mortgage interest: −$7,002
• − Property taxes: −$365
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,636
• Taxable income: $3,046
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $4,166/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: Grundy County
• NCES district ID: 4701530
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $28,948
• Composite: 17.56/100
• National rank: #9044
• State rank: #110 of 139 in TN

Livability — Altamont

• Score: 55/100
• State rank: #351
• US rank: #23154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 913
• Population (ZIP): 5,751

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,660 people
• By 2030: 12,088 · -4.5%
• By 2040: 10,879 · -14.1%
• By 2050: 9,666 · -23.6%
• By 2075: 7,126 · -43.7%
• By 2100: 4,941 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -56.5pp toward R · 2008: -12.8pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+55.3 2012: R+20.5 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.17%
• Current HPI: 349.8647
• 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

-10.7% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-22 Price Changed $135,000 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-12 Listed $140,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $365 · +0.0% YoY. Source: county tax records.