14396 South Rd · Big Rock, TN 42211

$125,900

1 bd · 1.0 ba · 600 sqft · Other · 136 Days on market

Built 2022 0.90 ac lot $210/sqft · 66% 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

Key facts

• Small pond
• Private setting
• 0.9 acre lot

Tags

• PRIVATE SETTING
• SMALL POND
• MULTIPLE OUTBUILDINGS
• FENCED-IN GARDEN AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $126k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $117k (6.8% below list).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $870 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $372,237
• List price: $125,900
• Delta: -66.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,215
• Equity at exit: $18,772

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,356
• Equity at exit: $10,886

Cash invested: $35,252 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $192

Break-even live

Break-even rent $930

Max offer price $125,900

Occupancy floor 79%

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $125,900 Active 136 DOM
2. 2026-06-18
   status $125,900 Active 135 DOM
3. 2026-06-12
   statusdays on market $125,900 Pending 135 DOM
4. 2026-06-09
   days on market $125,900 Active 133 DOM
5. 2026-06-08
   days on market $125,900 Active 132 DOM
6. 2026-06-07
   days on market $125,900 Active 131 DOM
7. 2026-06-05
   days on market $125,900 Active 128 DOM
8. 2026-06-03
   days on market $125,900 Active 127 DOM
9. 2026-06-03
   days on market $125,900 Active 126 DOM
10. 2026-06-01
    days on market $125,900 Active 125 DOM
11. 2026-05-31
    days on market $125,900 Active 124 DOM
12. 2026-05-30
    days on market $125,900 Active 123 DOM
13. 2026-05-07
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

14. 2026-04-01
    status Active 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

15. 2026-04-01
    historical 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

16. 2026-02-25
    price $125,900

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

17. 2026-02-25
    price $125,900 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

18. 2026-02-25
    price $125,900 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

19. 2026-01-27
    listed $139,900 Active 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

20. 2025-10-20
    listed $139,900 Active
21. 2025-10-10
    listed $139,900 Active 378-char remark

    Show marketing remark (378 chars)

    Discover peaceful living in this cozy 1-bedroom, 1-bath home situated on 0.90 acres. Enjoy a private setting with a small pond, multiple outbuildings, and a fenced-in garden area perfect for growing your own vegetables or flowers. Whether you're looking for a weekend retreat or a downsized homestead, this property offers the ideal blend of comfort, privacy, and country charm.

22. 2020-01-27
    listed $25,000

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$630/yr (+$52/mo · 238.2%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,082
• − Mortgage interest: −$7,052
• − Property taxes: −$264
• − Insurance: −$630
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,663
• Taxable income: $220
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,255/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: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

Livability — Big Rock

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

Census & demographics

• Population (ZIP): 12,912

Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• 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

+403.6% since first listed

10 events — show timeline

• 2026-05-07 Pending — HCTCBOR
• 2026-04-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-25 Price Changed $125,900 WKRMLS
• 2026-02-25 Price Changed $125,900 HCTCBOR
• 2026-02-25 Price Changed $125,900 REALTRACS as Distributed by MLS Grid
• 2026-01-27 Listed $139,900 REALTRACS as Distributed by MLS Grid
• 2025-10-20 Listed $139,900 WKRMLS
• 2025-10-10 Listed $139,900 HCTCBOR
• 2020-01-27 Listed $25,000 WKRMLS

Property tax history

+18.2%/yr

Latest (2025): $264 · -9.0% YoY. Source: county tax records.