2034 Tennessee St · Westpoint, TN 38486

$124,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 74 Days on market

Built 1934 0.59 ac lot

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0

Listing remarks

3 bedroom, 2 bath home, that has had some renovations, but still needs a little TLC. Great lot with trees, great location.

Key facts

• 0.59 acre lot
• Built 1934
• Listed 74 days

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No covered spaces listed; No total parking spaces listed
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 127 x 170

Interior

• Kitchen: Kitchen area approximately 10 x 11; Includes dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 12 x 11, 10 x 11, and 10 x 10
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Dishwasher; Laminate flooring; No basement

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 $-24 ($-283/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (27.6% below list).
• Recommended offer: $90k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 14 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 $5k of equity ($864 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,382 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $13,588
• Equity at exit: $56,276

10-year hold

• IRR: 9.5%
• Equity multiple: 2.44×
• Total profit: $50,276
• Equity at exit: $86,817

Cash invested: $34,972 (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 38486

• Home prices YoY: 2.7%
• Active inventory: 14
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-24

Break-even live

Break-even rent $934

Max offer price $120,732

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $12	+0% $-24	+5% $-59	+10% $-94
Rent	-10% $-95	-5% $-59	+0% $-24	+5% $12	+10% $48
Rate	-1.0pp $39	-0.5pp $8	base $-24	+0.5pp $-56	+1.0pp $-89

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $124,900 Active 74 DOM
2. 2026-06-18
   days on market $124,900 Active 72 DOM
3. 2026-06-17
   days on market $124,900 Active 71 DOM
4. 2026-06-16
   days on market $124,900 Active 70 DOM
5. 2026-06-15
   days on market $124,900 Active 69 DOM
6. 2026-06-13
   days on market $124,900 Active 67 DOM
7. 2026-06-12
   days on market $124,900 Active 66 DOM
8. 2026-06-09
   days on market $124,900 Active 63 DOM
9. 2026-06-08
   days on market $124,900 Active 62 DOM
10. 2026-06-08
    days on market $124,900 Active 61 DOM
11. 2026-06-07
    days on market $124,900 Active 60 DOM
12. 2026-06-03
    days on market $124,900 Active 57 DOM
13. 2026-06-02
    days on market $124,900 Active 56 DOM
14. 2026-06-01
    days on market $124,900 Active 55 DOM
15. 2026-05-31
    days on market $124,900 Active 54 DOM
16. 2026-05-07
    price $124,900
17. 2026-04-07
    listed $130,000 Active
18. 2026-03-10
    historical
19. 2025-12-08
    status Active
20. 2025-12-06
    historical
21. 2025-06-05
    listed $150,000 Active
22. 2022-11-02
    soldstatus $85,000
23. 1997-08-01
    soldstatus $26,000

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$520/yr (+$43/mo · 141.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $10,846
• − Mortgage interest: −$6,996
• − Property taxes: −$367
• − Insurance: −$624
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$3,633
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $319/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 — Westpoint

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Westpoint, TN
• Population (ZIP): 1,273

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 3.02%
• Current HPI: 114.233
• 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

+380.4% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $124,900 REALTRACS as Distributed by MLS Grid
• 2026-04-07 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-06-05 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $85,000 Public Records
• 1997-08-01 Sold (Public Records) $26,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $367 · +0.0% YoY. Source: county tax records.