472 Oakville Cir · Parsons, TN 38363

$172,500

3 bd · 2.0 ba · 1,237 sqft · SingleFamily public records · 39 Days on market

Built 1968 0.69 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Pretty Park-Like Lot @ 472 Oakville Circle in the quiet Oakville community! Conveniently located just minutes from the small Tennessee River town of Parsons and nearby Tennessee River access, this property places boating, fishing, skiing, kayaking, jet-skiing, and relaxing days on the water all within easy reach. This comfortable 3 BR, 1.5 BA home offers wonderful potential and features original hardwood flooring beneath the carpeted areas. The primary bedroom includes a private half bath with connecting access to the full bath, while two additional bedrooms provide space for family, guests, or office needs. The spacious living room opens onto a welcoming covered front porch/deck — perfect for morning coffee or evening relaxation. The open kitchen and dining area leads directly to an extra-large covered back deck overlooking the patio/grilling area and the large fenced backyard. The attached 2-car carport offers convenient drive-through access into the backyard, adding functionality for outdoor equipment, trailers, or entertaining. A storage building completes this comfortable property offering both convenience and outdoor enjoyment in a peaceful country setting near the Tennessee River recreation areas. Conventional or Cash offers only please.

Key facts

• Covered front porch
• 0.69 acre lot
• 6 parking spots

Tags

• TENNESSEE RIVER ACCESS
• ORIGINAL HARDWOOD FLOORING
• COVERED FRONT PORCH
• EXTRA-LARGE COVERED BACK DECK
• LARGE FENCED BACKYARD
• ATTACHED 2-CAR CARPORT

Property features AI

Finance

• Other: Living area reported as 1,247 square feet; Lot size approximately 0.69 acre

Exterior

• Parking: Attached parking; Asphalt driveway; Total parking for 6 vehicles (including 2 covered/carport spaces and 4 open spaces); 2-car carport
• Utilities: Public water available; Septic tank sewer; Water available on site
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Shingle roof; Existing (previously built)
• Exterior features: Deck; Covered porch; Porch; Back yard fencing; Storage building/structure; Rolling slope lot; Lot dimensions approximately 150 x 200

Interior

• Kitchen: 22 x 12 kitchen; Electric oven
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approximately 13 x 12; Second bedroom approximately 11 x 10; Third bedroom approximately 9 x 10
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Furnace heating; Wall/window air conditioning units
• Interior features: Appliances included: Electric oven, refrigerator, washer, dryer; No basement; Utility room
• Laundry & utility: Washer hookup; Electric dryer hookup; 5 x 8 utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (33.5% below list).
• Recommended offer: $115k (33.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#288 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Decatur County (rural): math 45% / reading 33% proficiency, ranked #19 of 139 in TN (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parsons Elementary (math 52% / reading 47%, grade D, #119 of 952 statewide, top 14%, 376 students, 0% FRL); Decatur County Middle School (math 48% / reading 28%, grade F, #51 of 333 statewide, top 16%, 426 students, 0% FRL); Riverside High School (math 27% / reading 27%, grade F, #104 of 332 statewide, top 33%, 460 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: 90 active listings in the ZIP; 10 units permitted in Decatur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($167k) 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.

Risks & watch-outs

• 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 $114,635 (33.5% 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 39 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $86,029
• Equity at exit: $155,402

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $259,339
• Equity at exit: $335,130

Cash invested: $48,300 (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 38363

• Home prices YoY: 9.8%
• Active inventory: 90
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-123

Break-even live

Break-even rent $1,302

Max offer price $150,767

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-74	+0% $-123	+5% $-172	+10% $-221
Rent	-10% $-214	-5% $-168	+0% $-123	+5% $-78	+10% $-32
Rate	-1.0pp $-36	-0.5pp $-79	base $-123	+0.5pp $-168	+1.0pp $-213

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $172,500 Active 39 DOM
2. 2026-06-21
   days on market $172,500 Active 38 DOM
3. 2026-06-18
   days on market $172,500 Active 36 DOM
4. 2026-06-17
   days on market $172,500 Active 35 DOM
5. 2026-06-16
   days on market $172,500 Active 34 DOM
6. 2026-06-15
   days on market $172,500 Active 33 DOM
7. 2026-06-13
   days on market $172,500 Active 31 DOM
8. 2026-06-12
   days on market $172,500 Active 30 DOM
9. 2026-06-09
   days on market $172,500 Active 27 DOM
10. 2026-06-08
    days on market $172,500 Active 26 DOM
11. 2026-06-08
    days on market $172,500 Active 25 DOM
12. 2026-06-07
    days on market $172,500 Active 24 DOM
13. 2026-06-03
    days on market $172,500 Active 21 DOM
14. 2026-06-02
    days on market $172,500 Active 20 DOM
15. 2026-06-01
    days on market $172,500 Active 19 DOM
16. 2026-05-31
    days on market $172,500 Active 18 DOM
17. 2026-05-13
    listed $172,500 Active

    Show marketing remark (924 chars)

    Pretty park-like lot at 472 Oakville Circle in the quiet Oakville community! Located just minutes from Parsons and nearby Tennessee River access, this property offers easy access to boating, fishing, skiing, kayaking, jet-skiing, and relaxing days on the water. This 3BR, 1.5BA home features original hardwood flooring beneath the carpet. The primary bedroom includes a private half bath with access to the full bath, while two additional bedrooms provide space for family, guests, or an office. The spacious living room opens to a covered front porch/deck, perfect for morning coffee or evening relaxation. The open kitchen and dining area leads to an extra-large covered back deck overlooking the patio/grilling area and large fenced backyard. Attached 2-car carport with drive-through backyard access plus storage building. Peaceful country setting near Tennessee River recreation areas. Conventional or Cash offers only.

18. 2026-05-13
    listed $172,500 Active 1270-char remark

    Show marketing remark (924 chars)

    Pretty park-like lot at 472 Oakville Circle in the quiet Oakville community! Located just minutes from Parsons and nearby Tennessee River access, this property offers easy access to boating, fishing, skiing, kayaking, jet-skiing, and relaxing days on the water. This 3BR, 1.5BA home features original hardwood flooring beneath the carpet. The primary bedroom includes a private half bath with access to the full bath, while two additional bedrooms provide space for family, guests, or an office. The spacious living room opens to a covered front porch/deck, perfect for morning coffee or evening relaxation. The open kitchen and dining area leads to an extra-large covered back deck overlooking the patio/grilling area and large fenced backyard. Attached 2-car carport with drive-through backyard access plus storage building. Peaceful country setting near Tennessee River recreation areas. Conventional or Cash offers only.

19. 2026-05-13
    listed $172,500 Active 924-char remark

    Show marketing remark (924 chars)

    Pretty park-like lot at 472 Oakville Circle in the quiet Oakville community! Located just minutes from Parsons and nearby Tennessee River access, this property offers easy access to boating, fishing, skiing, kayaking, jet-skiing, and relaxing days on the water. This 3BR, 1.5BA home features original hardwood flooring beneath the carpet. The primary bedroom includes a private half bath with access to the full bath, while two additional bedrooms provide space for family, guests, or an office. The spacious living room opens to a covered front porch/deck, perfect for morning coffee or evening relaxation. The open kitchen and dining area leads to an extra-large covered back deck overlooking the patio/grilling area and large fenced backyard. Attached 2-car carport with drive-through backyard access plus storage building. Peaceful country setting near Tennessee River recreation areas. Conventional or Cash offers only.

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$599/yr (+$50/mo · 95.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $13,756
• − Mortgage interest: −$9,663
• − Property taxes: −$626
• − Insurance: −$862
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$5,018
• Taxable loss: −$4,614
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $-369/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: Decatur County
• NCES district ID: 4700960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,877
• Composite: 32.28/100
• National rank: #5756
• State rank: #19 of 139 in TN

Livability — Parsons

• Score: 59/100
• State rank: #288
• US rank: #20310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,600
• Population (ZIP): 5,600

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 11,311 people
• By 2030: 10,995 · -2.8%
• By 2040: 10,268 · -9.2%
• By 2050: 9,512 · -15.9%
• By 2075: 7,988 · -29.4%
• By 2100: 6,639 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+69.1) · D 15.0% · R 84.1%
• 2008→2024 swing: -36.9pp toward R · 2008: -32.2pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.4 2016: R+58.7 2012: R+37.0 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.34%
• Current HPI: 305.7717
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-13 Listed $172,500 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Listed $172,500 Memphis Area Association of Realtors(R) MLS
• 2026-05-13 Listed $172,500 CWTAR

Property tax history

+7.0%/yr

Latest (2025): $626 · +56.1% YoY. Source: county tax records.