217 Glen Spoons Rd · Mooresburg, TN 37811

$87,000

2 bd · 1.0 ba · 955 sqft · SingleFamily public records · 42 Days on market

Built 1950 $91/sqft · 54% below area

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Appreciation +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Amazing diamond in the rough. With a little work this would make an amazing overnight rental. includes lot 5 6 7 and 8. bring your campers. This is being sold as is and is priced accordingly. This is the place to invest in. Use it for your vacations and then rent it the rest of the year. There is a deeded encroachment for a small portion of the neighbors trailer

Key facts

• Parking
• Built 1950
• Listed 41 days

Property features AI

Finance

• Other: Directions provided to the property
• Financial info: Annual tax listed (amount shown in public record)
• HOA & community: Subdivision: Camp Rogers

Exterior

• Parking: Carport (1 space)
• Home design: Single-family residence; 1 story
• Construction: Above-grade finished area listed as 955
• Exterior features: Dirt-floored basement; Lot dimensions approximately 200 x 125 x 200 x 125

Interior

• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall furnace; Other heating; No central cooling
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 0.9% in Mooresburg — 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 55/100 on livability (#353 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 87 active listings in the ZIP; 151 units permitted in Hawkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $844 of value loss. Plan a longer hold.
• Hawkins County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $48k; list at $87k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $190,831
• List price: $87,000
• Delta: -54.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.18×
• Total profit: $4,420
• Equity at exit: $21,122

10-year hold

• IRR: 10.5%
• Equity multiple: 2.02×
• Total profit: $24,928
• Equity at exit: $22,283

Cash invested: $24,360 (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 37811

• Home prices YoY: -0.4%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $171

Break-even live

Break-even rent $656

Max offer price $87,000

Occupancy floor 75%

Sensitivity live

Price	-10% $220	-5% $196	+0% $171	+5% $146	+10% $122
Rent	-10% $102	-5% $137	+0% $171	+5% $206	+10% $240
Rate	-1.0pp $215	-0.5pp $193	base $171	+0.5pp $149	+1.0pp $126

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $87,000 Active 42 DOM
2. 2026-06-18
   days on market $87,000 Active 41 DOM
3. 2026-06-17
   days on market $87,000 Active 40 DOM
4. 2026-06-16
   days on market $87,000 Active 39 DOM
5. 2026-06-15
   days on market $87,000 Active 38 DOM
6. 2026-06-14
   days on market $87,000 Active 36 DOM
7. 2026-06-13
   days on market $87,000 Active 35 DOM
8. 2026-06-10
   days on market $87,000 Active 33 DOM
9. 2026-06-09
   days on market $87,000 Active 32 DOM
10. 2026-06-08
    days on market $87,000 Active 31 DOM
11. 2026-06-07
    days on market $87,000 Active 30 DOM
12. 2026-06-05
    days on market $87,000 Active 27 DOM
13. 2026-06-02
    days on market $87,000 Active 25 DOM
14. 2026-06-01
    days on market $87,000 Active 24 DOM
15. 2026-05-31
    days on market $87,000 Active 23 DOM
16. 2026-05-30
    days on market $87,000 Active 22 DOM
17. 2026-05-08
    listed $87,000 Active 374-char remark
18. 2025-10-01
    price $89,900
19. 2025-04-05
    status Active
20. 2025-03-25
    status Pending
21. 2025-02-14
    listed $99,900 Active
22. 2024-06-17
    listed $99,900 Active
23. 2019-04-17
    soldstatus $48,000

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $618 · $51/mo
• Expected delta: +$313/yr (+$26/mo · 102.5%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,465
• − Mortgage interest: −$4,873
• − Property taxes: −$305
• − Insurance: −$435
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$2,531
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,898/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: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Mooresburg

• Score: 55/100
• State rank: #353
• US rank: #23199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,156

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 5% Lithuanian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.97%
• Current HPI: 263.7016
• 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

+81.2% since first listed

7 events — show timeline

• 2026-05-08 Listed $87,000 LAAR
• 2025-10-01 Price Changed $89,900 LAAR
• 2025-04-05 Relisted — LAAR
• 2025-03-25 Pending — LAAR
• 2025-02-14 Listed $99,900 LAAR
• 2024-06-17 Listed $99,900 LAAR
• 2019-04-17 Sold (Public Records) $48,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $305 · +16.0% YoY. Source: county tax records.