220 Lafayette Ave · Lawrenceburg, TN 38464

$120,000

4 bd · 1.0 ba · 1,452 sqft · SingleFamily · 75 Days on market

Built 1922 Fair condition 0.50 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is a bonus!!! Not only are you buying the home, you are getting a commercial building with 1147 sq ft. This is a great home that has had some renovations done but could still use some of your own personalization!!! Great location, close to everything! Garage in back of home also has a bath installed.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Constructed with other/unspecified materials; Existing structure (year built listed as existing)
• Exterior features: Approximately 0.5-acre lot

Interior

• Kitchen: Kitchen present (approximate size 12x10)
• Bedrooms: 4 bedrooms total; 2 main-level bedrooms; Bedroom sizes approximately 12x11, 11x11, 10x11, and 10x10
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: No built-in appliances listed; Wood and laminate flooring throughout

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#105 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ingram Sowell Elementary (math 8% / reading 12%, grade F, #818 of 952 statewide, top 87%, 428 students, 0% FRL); Lawrence Co High School (math 26% / reading 23%, grade F, #129 of 332 statewide, top 43%, 1,143 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: 172 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 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.
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $350
• Equity at exit: $17,892

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $25,855
• 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 38464

• Home prices YoY: -19.4%
• Active inventory: 172
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $310

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $393	-5% $352	+0% $310	+5% $269	+10% $228
Rent	-10% $196	-5% $253	+0% $310	+5% $367	+10% $424
Rate	-1.0pp $371	-0.5pp $341	base $310	+0.5pp $279	+1.0pp $248

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 26 events

1. 2026-06-21
   days on market $120,000 Active 75 DOM
2. 2026-06-21
   days on market $120,000 Active 74 DOM
3. 2026-06-18
   days on market $120,000 Active 72 DOM
4. 2026-06-17
   days on market $120,000 Active 71 DOM
5. 2026-06-16
   days on market $120,000 Active 70 DOM
6. 2026-06-15
   days on market $120,000 Active 69 DOM
7. 2026-06-13
   days on market $120,000 Active 67 DOM
8. 2026-06-12
   days on market $120,000 Active 66 DOM
9. 2026-06-09
   days on market $120,000 Active 63 DOM
10. 2026-06-08
    days on market $120,000 Active 62 DOM
11. 2026-06-08
    days on market $120,000 Active 61 DOM
12. 2026-06-07
    days on market $120,000 Active 60 DOM
13. 2026-06-03
    days on market $120,000 Active 57 DOM
14. 2026-06-02
    days on market $120,000 Active 56 DOM
15. 2026-06-01
    days on market $120,000 Active 55 DOM
16. 2026-05-31
    days on market $120,000 Active 54 DOM
17. 2026-04-07
    listed $120,000 Active
18. 2026-03-10
    historical
19. 2026-01-15
    price $120,000
20. 2025-12-08
    status Active
21. 2025-12-06
    historical
22. 2025-10-21
    status Active
23. 2025-10-20
    historical Active Under Contract
24. 2025-10-14
    status Active
25. 2025-09-24
    status Pending
26. 2025-06-05
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,313
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,491
• Taxable income: $1,930
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,262/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including exterior repairs, painting, and interior updates, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major flooring — No visible flooring, but wear is implied
• Major interior walls/paint — No visible interior, but paint is implied to be old
• Major systems — No visible systems, but age is implied

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both repair and replace siding — New siding improves curb appeal and structural integrity
• Both repair and replace roof — A new roof ensures long-term durability and energy efficiency
• Both repair and replace flooring — New flooring improves comfort and aesthetics
• Both repair and replace interior walls/paint — Fresh paint and repairs enhance interior aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
flooring · No visible flooring, but wear is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but paint is implied to be old	Major	$15,000–50,000
systems · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both repair and replace siding — New siding improves curb appeal and structural integrity ↑
• Both repair and replace roof — A new roof ensures long-term durability and energy efficiency ↑
• Both repair and replace flooring — New flooring improves comfort and aesthetics ↑
• Both repair and replace interior walls/paint — Fresh paint and repairs enhance interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Lawrenceburg

• Score: 67/100
• State rank: #105
• US rank: #10729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrenceburg, TN
• Population (ZIP): 23,727

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.17%
• Current HPI: 291.6302
• 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

+50.0% since first listed

10 events — show timeline

• 2026-04-07 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-15 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2025-12-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-14 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-24 Pending — REALTRACS as Distributed by MLS Grid
• 2025-06-05 Listed $80,000 REALTRACS as Distributed by MLS Grid