13062 Minor Hill Hwy · Minor Hill, TN 38473

$110,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 59 Days on market

Built 1945 0.42 ac lot $65/sqft · 55% below area Est $193k · 43% under

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Why this score? — see what drove the B+ 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• Appreciation +8.7/10.0
• 1% rule +6.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

3 Bedroom 1 Bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard Home needs work. Roof was Replaced in 2021 and has a 10 year warranty. Huge Fenced in back yard. Cash or Conventiial only.There is an old well on the property (Functionality unknown). Seller was told the Front of the home was built in 1945 and an addition from the Kitchen back was built in the 60's

Key facts

• 0.42 acre lot
• Built 1945
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#328 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D-.
• Giles County (rural): math 20% / reading 24% proficiency, ranked #105 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 73 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $8k appreciation (7.3% local appreciation)).
• Giles County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1945 — 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 D-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: 1.14% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $193,398
• List price: $110,000
• Delta: -43.12%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12744 Minor Hill Hwy	0.32mi	3/1.0	1,472 (-13%)	10mo	$105,000	$71	51
447 Puncheon Branch Rd	0.36mi	3/1.0	1,536 (-10%)	21mo	$130,000	$85	46
152 Thompson Dr	0.51mi	3/1.0	1,477 (-13%)	18mo	$213,000	$144	36

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

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.96×
• Total profit: $60,303
• Equity at exit: $78,474

10-year hold

• IRR: 25.5%
• Equity multiple: 6.20×
• Total profit: $160,217
• Equity at exit: $151,145

Cash invested: $30,800 (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 38473

• Home prices YoY: 1.9%
• Active inventory: 10
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $311

Break-even live

Break-even rent $856

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $373	-5% $342	+0% $311	+5% $280	+10% $249
Rent	-10% $212	-5% $262	+0% $311	+5% $360	+10% $410
Rate	-1.0pp $366	-0.5pp $339	base $311	+0.5pp $283	+1.0pp $254

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $110,000 Active 59 DOM
2. 2026-06-18
   days on market $110,000 Active 57 DOM
3. 2026-06-17
   days on market $110,000 Active 56 DOM
4. 2026-06-16
   days on market $110,000 Active 55 DOM
5. 2026-06-15
   days on market $110,000 Active 54 DOM
6. 2026-06-13
   days on market $110,000 Active 52 DOM
7. 2026-06-12
   days on market $110,000 Active 51 DOM
8. 2026-06-09
   days on market $110,000 Active 48 DOM
9. 2026-06-08
   days on market $110,000 Active 47 DOM
10. 2026-06-08
    days on market $110,000 Active 46 DOM
11. 2026-06-03
    days on market $110,000 Active 42 DOM
12. 2026-06-02
    days on market $110,000 Active 41 DOM
13. 2026-06-01
    days on market $110,000 Active 40 DOM
14. 2026-05-31
    days on market $110,000 Active 39 DOM
15. 2026-05-14
    price $114,000 421-char remark

    Show marketing remark (421 chars)

    3 Bedroom 1 Bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard Home needs work. Roof was Replaced in 2021 and has a 10 year warranty. Huge Fenced in back yard. Cash or Conventiial only.There is an old well on the property (Functionality unknown). Seller was told the Front of the home was built in 1945 and an addition from the Kitchen back was built in the 60's

16. 2026-04-23
    listed $119,000 Active 421-char remark

    Show marketing remark (421 chars)

    3 Bedroom 1 Bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard Home needs work. Roof was Replaced in 2021 and has a 10 year warranty. Huge Fenced in back yard. Cash or Conventiial only.There is an old well on the property (Functionality unknown). Seller was told the Front of the home was built in 1945 and an addition from the Kitchen back was built in the 60's

17. 2026-04-22
    historical $119,000 421-char remark

    Show marketing remark (421 chars)

    3 Bedroom 1 Bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard Home needs work. Roof was Replaced in 2021 and has a 10 year warranty. Huge Fenced in back yard. Cash or Conventiial only.There is an old well on the property (Functionality unknown). Seller was told the Front of the home was built in 1945 and an addition from the Kitchen back was built in the 60's

18. 2021-08-30
    soldstatus $75,000
19. 2021-08-26
    soldstatus $75,000 Closed 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 1 bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard, Central H&A. Schedule your showing today! PES Energize High Speed Internet Available. Work from home. Cash or Conventional Loans ONLY

20. 2021-08-09
    status Pending 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 1 bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard, Central H&A. Schedule your showing today! PES Energize High Speed Internet Available. Work from home. Cash or Conventional Loans ONLY

21. 2021-04-15
    status Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 1 bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard, Central H&A. Schedule your showing today! PES Energize High Speed Internet Available. Work from home. Cash or Conventional Loans ONLY

22. 2021-03-31
    historical Active Under Contract 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 1 bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard, Central H&A. Schedule your showing today! PES Energize High Speed Internet Available. Work from home. Cash or Conventional Loans ONLY

23. 2021-03-15
    listed $89,900 Active 263-char remark

    Show marketing remark (263 chars)

    3 Bedroom, 1 bath home with 2 extra rooms upstairs conveniently located across from Minor Hill School. Fenced in back yard, Central H&A. Schedule your showing today! PES Energize High Speed Internet Available. Work from home. Cash or Conventional Loans ONLY

24. 2012-12-30
    historical
25. 2011-12-29
    listed $27,500

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$143/yr (+$12/mo · 22.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $14,991
• − Mortgage interest: −$6,162
• − Property taxes: −$638
• − Insurance: −$550
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,200
• Taxable income: $2,043
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,243/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: Giles County
• NCES district ID: 4701410
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $40,318
• Composite: 18.63/100
• National rank: #8895
• State rank: #105 of 139 in TN

Livability — Minor Hill

• Score: 57/100
• State rank: #328
• US rank: #21788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minor Hill, TN
• Population (ZIP): 1,067

Population outlook (Giles County) Hauer SSP2

• Today (2025): 28,505 people
• By 2030: 27,960 · -1.9%
• By 2040: 26,740 · -6.2%
• By 2050: 25,665 · -10.0%
• By 2075: 24,798 · -13.0%
• By 2100: 25,524 · -10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 9% Slovak 4% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+55.0) · D 22.1% · R 77.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -19.6pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+49.1 2016: R+45.4 2012: R+29.2 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 396.6368
• 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

+314.5% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $114,000 REALTRACS as Distributed by MLS Grid
• 2026-04-23 Listed $119,000 REALTRACS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $119,000 REALTRACS as Distributed by MLS Grid
• 2021-08-30 Sold (Public Records) $75,000 Public Records
• 2021-08-26 Sold (MLS) $75,000 REALTRACS as Distributed by MLS Grid
• 2021-08-09 Pending — REALTRACS as Distributed by MLS Grid
• 2021-04-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-03-31 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-03-15 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2012-12-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2011-12-29 Listed $27,500 REALTRACS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $638 · +16.0% YoY. Source: county tax records.