220 Finerty Dr · Hohenwald, TN 38462

$120,000

2 bd · 1.0 ba · 953 sqft · SingleFamily public records · 61 Days on market

Built 1951 9,583 sqft lot $126/sqft · 17% below area Est $144k · 17% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful Setting. Nestled in a quiet, low-traffic area in town, this cozy investment property offers the perfect blend of convenience and privacy. The home features an appealing comfortable layout with functional living space,.. Don’t miss your chance to secure a property that combines quiet living with close-to-town convenience. New roof and carport 2023.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.3% below list).
• Recommended offer: $103k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.2% in Hohenwald — 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 66/100 on livability (#124 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, amenities F, commute F.
• Lewis County (town): math 33% / reading 30% proficiency, ranked #50 of 139 in TN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 23 units permitted in Lewis County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lewis County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $38k; list at $120k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,853 (14.3% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.86% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $143,950
• List price: $120,000
• Delta: -16.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 N Pine St	0.52mi	2/1.0	960 (+1%)	7mo	$159,500	$166	68
209 W 3rd Ave	0.53mi	3/1.0 (+1)	960 (+1%)	2mo	$160,000	$167	67
223 Cedar St	0.39mi	2/1.0	884 (-7%)	13mo	$150,000	$170	59
112 2nd Ave	0.23mi	1/1.0 (-1)	849 (-11%)	10mo	$72,500	$85	58
330 S Walnut St	0.72mi	2/1.0	952 (-0%)	11mo	$199,900	$210	57
300 S Oak St	0.52mi	2/1.0	921 (-3%)	20mo	$130,000	$141	54
321 Summertown Hwy	0.60mi	2/1.5	1,056 (+11%)	8mo	$70,000	$66	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-13,511
• Equity at exit: $17,892

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,270
• Equity at exit: $10,375

Cash invested: $33,600 (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 38462

• Home prices YoY: -10.5%
• Active inventory: 134
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $94

Break-even live

Break-even rent $910

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $128	+0% $94	+5% $60	+10% $26
Rent	-10% $13	-5% $53	+0% $94	+5% $135	+10% $175
Rate	-1.0pp $154	-0.5pp $125	base $94	+0.5pp $63	+1.0pp $31

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $120,000 Active 61 DOM
2. 2026-06-18
   days on market $120,000 Active 59 DOM
3. 2026-06-17
   days on market $120,000 Active 58 DOM
4. 2026-06-16
   days on market $120,000 Active 57 DOM
5. 2026-06-15
   days on market $120,000 Active 56 DOM
6. 2026-06-13
   days on market $120,000 Active 54 DOM
7. 2026-06-12
   days on market $120,000 Active 53 DOM
8. 2026-06-09
   statusdays on market $120,000 Active 50 DOM
9. 2026-06-08
   days on market $120,000 Active Under Contract 49 DOM
10. 2026-06-08
    days on market $120,000 Active Under Contract 48 DOM
11. 2026-06-07
    days on market $120,000 Active Under Contract 47 DOM
12. 2026-06-03
    days on market $120,000 Active Under Contract 44 DOM
13. 2026-06-02
    days on market $120,000 Active Under Contract 43 DOM
14. 2026-06-01
    days on market $120,000 Active Under Contract 42 DOM
15. 2026-05-31
    days on market $120,000 Active Under Contract 41 DOM
16. 2026-05-11
    historical Active Under Contract 364-char remark

    Show marketing remark (364 chars)

    Peaceful Setting. Nestled in a quiet, low-traffic area in town, this cozy investment property offers the perfect blend of convenience and privacy. The home features an appealing comfortable layout with functional living space,.. Don’t miss your chance to secure a property that combines quiet living with close-to-town convenience. New roof and carport 2023.

17. 2026-04-21
    listed $120,000 Active 364-char remark

    Show marketing remark (364 chars)

    Peaceful Setting. Nestled in a quiet, low-traffic area in town, this cozy investment property offers the perfect blend of convenience and privacy. The home features an appealing comfortable layout with functional living space,.. Don’t miss your chance to secure a property that combines quiet living with close-to-town convenience. New roof and carport 2023.

18. 2026-04-17
    historical $120,000 364-char remark

    Show marketing remark (364 chars)

    Peaceful Setting. Nestled in a quiet, low-traffic area in town, this cozy investment property offers the perfect blend of convenience and privacy. The home features an appealing comfortable layout with functional living space,.. Don’t miss your chance to secure a property that combines quiet living with close-to-town convenience. New roof and carport 2023.

19. 2020-10-15
    soldstatus $38,000 Closed 65-char remark

    Show marketing remark (65 chars)

    Property being SOLD AS IS. Located in town for all conveniences.

20. 2020-09-29
    historical Active Under Contract 65-char remark

    Show marketing remark (65 chars)

    Property being SOLD AS IS. Located in town for all conveniences.

21. 2020-09-23
    listed $49,900 Active 65-char remark

    Show marketing remark (65 chars)

    Property being SOLD AS IS. Located in town for all conveniences.

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$381/yr (+$32/mo · 80.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,342
• − Mortgage interest: −$6,722
• − Property taxes: −$471
• − Insurance: −$600
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,491
• Taxable loss: −$916
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,348/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: Lewis County
• NCES district ID: 4702430
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $35,002
• Composite: 26.03/100
• National rank: #7310
• State rank: #50 of 139 in TN

Livability — Hohenwald

• Score: 66/100
• State rank: #124
• US rank: #11807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hohenwald, TN
• Population (ZIP): 10,268

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 11,217 people
• By 2030: 10,742 · -4.2%
• By 2040: 9,694 · -13.6%
• By 2050: 8,707 · -22.4%
• By 2075: 7,069 · -37.0%
• By 2100: 6,038 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+65.5) · D 16.8% · R 82.4%
• 2008→2024 swing: -41.8pp toward R · 2008: -23.7pp · 2024: -65.5pp
• All cycles: 2024: R+65.5 2020: R+60.6 2016: R+58.5 2012: R+35.6 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.98%
• Current HPI: 333.7757
• 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

+140.5% since first listed

6 events — show timeline

• 2026-05-11 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $120,000 REALTRACS as Distributed by MLS Grid
• 2020-10-15 Sold (MLS) $38,000 REALTRACS as Distributed by MLS Grid
• 2020-09-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-09-23 Listed $49,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $471 · +47.2% YoY. Source: county tax records.