603 Feddie Davis Rd · Eastview, TN 38375

$154,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 14 Days on market

Built 1987 $135/sqft · 32% below area Est $229k · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• DSCR +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0

Listing remarks

Pictures and more details to come

Key facts

• Built 1987
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (31.9% below list).
• Recommended offer: $106k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#341 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, employment D, schools F.
• Mcnairy County (rural): math 20% / reading 28% proficiency, ranked #100 of 139 in TN (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 52 units permitted in McNairy County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• McNairy County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $105,526 (31.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.68% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $229,245
• List price: $154,900
• Delta: -32.43%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $79,684
• Equity at exit: $139,546

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $238,099
• Equity at exit: $300,937

Cash invested: $43,372 (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 38375

• Home prices YoY: 7.8%
• Active inventory: 70
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-72

Break-even live

Break-even rent $1,147

Max offer price $142,161

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-28	+0% $-72	+5% $-116	+10% $-160
Rent	-10% $-155	-5% $-114	+0% $-72	+5% $-30	+10% $11
Rate	-1.0pp $6	-0.5pp $-33	base $-72	+0.5pp $-112	+1.0pp $-153

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   listed $154,900 Active 33-char remark
2. 2012-07-13
   soldstatus $62,500
3. 2001-09-20
   soldstatus $52,000
4. 2001-09-19
   soldstatus $52,000

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$753/yr (+$63/mo · 216.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,663
• − Mortgage interest: −$8,677
• − Property taxes: −$347
• − Insurance: −$774
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$4,506
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $15/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: Mcnairy County
• NCES district ID: 4702880
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,678
• Composite: 19.64/100
• National rank: #8742
• State rank: #100 of 139 in TN

Livability — Eastview

• Score: 56/100
• State rank: #341
• US rank: #22613

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

• Population (ZIP): 8,398

Population outlook (McNairy County) Hauer SSP2

• Today (2025): 25,542 people
• By 2030: 25,040 · -2.0%
• By 2040: 23,906 · -6.4%
• By 2050: 22,623 · -11.4%
• By 2075: 19,372 · -24.2%
• By 2100: 15,795 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 4% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · McNairy

• 2024 margin: Solid R (+68.4) · D 15.3% · R 83.8%
• 2008→2024 swing: -61.4pp toward R · 2008: -7.0pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+63.4 2016: R+59.7 2012: R+44.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.77%
• Current HPI: 287.5383
• 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

+197.9% since first listed

4 events — show timeline

• 2026-05-21 Sold (Public Records) $154,900 Public Records
• 2012-07-13 Sold (Public Records) $62,500 Public Records
• 2001-09-20 Sold (Public Records) $52,000 Public Records
• 2001-09-19 Sold (Public Records) $52,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.