109 Fairview Ave · Cornersville, TN 37047

$149,000

5 bd · 2.0 ba · 1,914 sqft · SingleFamily public records · 255 Days on market

Built 1983 0.30 ac lot $78/sqft · 47% below area Est $282k · 47% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

Key facts

• Covered front porch
• Great location
• Dining area

Tags

• LARGE LIVING ROOM
• DINING AREA
• COVERED FRONT PORCH
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.1% in Cornersville — 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 (#152 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D+, schools D-.
• Marshall County (rural): math 31% / reading 29% proficiency, ranked #58 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 400 units permitted in Marshall County in 2024 (75 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Marshall County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $28k; list at $149k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $281,500
• List price: $149,000
• Delta: -47.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.70×
• Total profit: $29,188
• Equity at exit: $51,087

10-year hold

• IRR: 17.2%
• Equity multiple: 3.09×
• Total profit: $87,247
• Equity at exit: $68,062

Cash invested: $41,720 (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 37047

• Home prices YoY: 0.3%
• Active inventory: 43
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $412

Break-even live

Break-even rent $1,152

Max offer price $149,000

Occupancy floor 70%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $149,000 Active 255 DOM
2. 2026-06-17
   days on market $149,000 Active 254 DOM
3. 2026-06-16
   days on market $149,000 Active 253 DOM
4. 2026-06-15
   days on market $149,000 Active 252 DOM
5. 2026-06-13
   days on market $149,000 Active 250 DOM
6. 2026-06-09
   days on market $149,000 Active 246 DOM
7. 2026-06-08
   days on market $149,000 Active 245 DOM
8. 2026-06-07
   days on market $149,000 Active 244 DOM
9. 2026-06-03
   days on market $149,000 Active 240 DOM
10. 2026-06-02
    days on market $149,000 Active 239 DOM
11. 2026-06-01
    days on market $149,000 Active 238 DOM
12. 2026-05-31
    days on market $149,000 Active 237 DOM
13. 2026-04-15
    status Active 309-char remark

    Show marketing remark (309 chars)

    If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

14. 2026-02-03
    historical Active Under Contract 309-char remark

    Show marketing remark (309 chars)

    If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

15. 2025-10-20
    status Active 309-char remark

    Show marketing remark (309 chars)

    If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

16. 2025-10-13
    historical Active Under Contract 309-char remark

    Show marketing remark (309 chars)

    If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

17. 2025-10-06
    listed $149,000 Active 309-char remark

    Show marketing remark (309 chars)

    If space is what you're looking for, this is it! With 5 bedrooms and 2 full baths, this is a large family's dream home! It also features a large living room, dining area, covered front porch in a great location, minutes from the elementary school. Property would also make a great rental investment property.

18. 2015-10-13
    soldstatus $28,000
19. 2015-08-27
    soldstatus $14,000 Closed 173-char remark

    Show marketing remark (173 chars)

    Great Investment Property. Lots of house for a little money. Needs Clean-up and minor repairs. Bank Owned Property. All information to be verified by buyer or buyer's agent.

20. 2015-08-05
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Great Investment Property. Lots of house for a little money. Needs Clean-up and minor repairs. Bank Owned Property. All information to be verified by buyer or buyer's agent.

21. 2015-07-31
    historical Contingent - Awaiting Bank Addendum 173-char remark

    Show marketing remark (173 chars)

    Great Investment Property. Lots of house for a little money. Needs Clean-up and minor repairs. Bank Owned Property. All information to be verified by buyer or buyer's agent.

22. 2015-07-18
    listed $19,900 Active 173-char remark

    Show marketing remark (173 chars)

    Great Investment Property. Lots of house for a little money. Needs Clean-up and minor repairs. Bank Owned Property. All information to be verified by buyer or buyer's agent.

23. 2015-04-09
    soldstatus $20,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$254/yr (+$21/mo · 31.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,088
• − Mortgage interest: −$8,346
• − Property taxes: −$804
• − Insurance: −$745
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,335
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $4,310/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: Marshall County
• NCES district ID: 4702670
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $43,058
• Composite: 25.56/100
• National rank: #7426
• State rank: #58 of 139 in TN

Livability — Cornersville

• Score: 65/100
• State rank: #152
• US rank: #13391

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: Cornersville, TN
• Population (ZIP): 2,685

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,222 people
• By 2030: 33,867 · +1.9%
• By 2040: 34,743 · +4.6%
• By 2050: 34,954 · +5.2%
• By 2075: 34,652 · +4.3%
• By 2100: 31,862 · -4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 18% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.6) · D 21.2% · R 77.8%
• 2008→2024 swing: -17.0pp toward R · 2008: -39.6pp · 2024: -56.6pp
• All cycles: 2024: R+56.6 2020: R+50.0 2016: R+46.6 2012: R+28.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 366.0155
• 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

+645.0% since first listed

11 events — show timeline

• 2026-04-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-03 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-20 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-06 Listed $149,000 REALTRACS as Distributed by MLS Grid
• 2015-10-13 Sold (Public Records) $28,000 Public Records
• 2015-08-27 Sold (MLS) $14,000 REALTRACS as Distributed by MLS Grid
• 2015-08-05 Pending — REALTRACS as Distributed by MLS Grid
• 2015-07-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2015-07-18 Listed $19,900 REALTRACS as Distributed by MLS Grid
• 2015-04-09 Sold (Public Records) $20,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $804 · +5.5% YoY. Source: county tax records.