2105 Deer Lodge Hwy · Sunbright, TN 37726

$59,900

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 17 Days on market

Built 1962 5,662 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.3/10.0

Listing remarks

2-bedroom, 1-bath investment opportunity with potential for a possible 3rd bedroom conversion. Property is being sold as-is and will require repairs and updates, making it a great value-add opportunity for investors or buyers looking to customize. Conveniently located with strong potential for future improvement and added value. ADDITIONAL LOT WITH OVER 1 ACRE INCLUDED WITH THE SALE THAT SURROUNDS THE HOUSE!!! APN 052H C 01100

Key facts

• 5,662 sq ft lot
• Built 1962
• Listed 17 days

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Tax amount reported (annual): $308

Exterior

• Parking: No covered parking; No designated parking spaces
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; Residential property; One level
• Construction: Built as a model home; Other construction materials; Other foundation details
• Exterior features: Barn(s); Lot about 0.13 acres

Interior

• Kitchen: Gas Range
• Bedrooms: 12 bedrooms (all on the main level)
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Has cooling (type: Other)
• Interior features: Unfinished basement; Gas Range
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.5% in Sunbright — 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 48/100 on livability (#419 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Morgan County (rural): math 14% / reading 18% proficiency, ranked #128 of 139 in TN (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Elementary (math 24% / reading 20%, grade F, #601 of 952 statewide, top 66%, 553 students, 0% FRL); Central High School (math 2% / reading 17%, grade F, #279 of 332 statewide, top 86%, 376 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $3k appreciation (5.2% local appreciation)).
• Morgan County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $60k implies a 508% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.79%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 3.44×
• Total profit: $40,966
• Equity at exit: $34,641

10-year hold

• IRR: 37.2%
• Equity multiple: 7.00×
• Total profit: $100,595
• Equity at exit: $60,370

Cash invested: $16,772 (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 37726

• Home prices YoY: 1.6%
• Active inventory: 40
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $416

Break-even live

Break-even rent $462

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   remarks 430-char remark
2. 2026-06-12
   pricestatusdays on market $59,900 Pending 17 DOM
3. 2026-06-09
   days on market $39,500 Active 14 DOM
4. 2026-06-08
   days on market $39,500 Active 13 DOM
5. 2026-06-08
   days on market $39,500 Active 12 DOM
6. 2026-06-07
   days on market $39,500 Active 11 DOM
7. 2026-06-04
   price $39,500 Active 8 DOM
8. 2026-06-03
   days on market $45,000 Active 8 DOM
9. 2026-06-02
   days on market $45,000 Active 7 DOM
10. 2026-06-01
    days on market $45,000 Active 6 DOM
11. 2026-05-31
    days on market $45,000 Active 5 DOM
12. 2026-05-26
    listed $45,000 Active
13. 2012-08-01
    soldstatus $9,850
14. 2007-08-30
    soldstatus $16,000
15. 2005-03-02
    soldstatus $8,000

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $425 · $35/mo
• Expected delta: +$117/yr (+$10/mo · 38.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,865
• − Mortgage interest: −$3,355
• − Property taxes: −$308
• − Insurance: −$300
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,743
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $3,974/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: Morgan County
• NCES district ID: 4703090
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $37,668
• Composite: 13.41/100
• National rank: #9528
• State rank: #128 of 139 in TN

Livability — Sunbright

• Score: 48/100
• State rank: #419
• US rank: #26176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,313

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 20,667 people
• By 2030: 20,166 · -2.4%
• By 2040: 18,913 · -8.5%
• By 2050: 17,524 · -15.2%
• By 2075: 14,582 · -29.4%
• By 2100: 11,694 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 9% Slovak 5% Serbian 3%
• Foreign-born: 0%
• Languages at home: 73% English-only · German/W. Germanic 26% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+74.5) · D 12.3% · R 86.8%
• 2008→2024 swing: -34.2pp toward R · 2008: -40.3pp · 2024: -74.5pp
• All cycles: 2024: R+74.5 2020: R+70.0 2016: R+65.7 2012: R+45.3 2008: R+40.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.19%
• Current HPI: 325.4111
• 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

+462.5% since first listed

4 events — show timeline

• 2026-05-26 Listed $45,000 REALTRACS as Distributed by MLS Grid
• 2012-08-01 Sold (Public Records) $9,850 Public Records
• 2007-08-30 Sold (Public Records) $16,000 Public Records
• 2005-03-02 Sold (Public Records) $8,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $308 · +0.0% YoY. Source: county tax records.