213 W Front St N · Rutherford, TN 38369

$79,900

1 bd · None ba · 1,500 sqft · Other · 57 Days on market

Built 1946 9,147 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +4.7/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great fixer upper with 2 buildings. One building is 1500 sq ft, other building is over 1700 sq ft and sits adjacent to the red building. Zoned residential and would be ideal for a one or two BR apartment (red building with metal roof). The other building could be used for storage or remodeled into a one BR apartment. Either building could easily be re-zoned commercial. Extra large rollup door in red building and 2 roll up doors on white building. Call me for your private showing.

Key facts

• 9,147 sq ft lot
• 8 parking spots
• Built 1946

Property features AI

Finance

• Financial info: Tax annual amount listed (not included per instructions)

Exterior

• Parking: Total of 8 parking spaces; Gravel parking surface
• Utilities: Public water; Public sewer; Electricity available with 100 Amp service; Sewer connected; Water available
• Home design: Single family residence; One story
• Construction: Block construction; Slab foundation
• Exterior features: Metal roof; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bedrooms: One main-level bedroom
• Flooring: Concrete
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Concrete flooring; Two total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#235 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D-, amenities F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $134 of equity ($552 loan paydown + $-418 appreciation (-0.5% local appreciation)).
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1946 — 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. 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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.45×
• Total profit: $10,107
• Equity at exit: $21,131

10-year hold

• IRR: 15.3%
• Equity multiple: 2.60×
• Total profit: $35,706
• Equity at exit: $23,803

Cash invested: $22,372 (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 38369

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $226

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $253	+0% $226	+5% $198	+10% $170
Rent	-10% $148	-5% $187	+0% $226	+5% $265	+10% $303
Rate	-1.0pp $266	-0.5pp $246	base $226	+0.5pp $205	+1.0pp $184

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 57 DOM
2. 2026-06-18
   days on market $79,900 Active 55 DOM
3. 2026-06-17
   days on market $79,900 Active 54 DOM
4. 2026-06-16
   days on market $79,900 Active 53 DOM
5. 2026-06-15
   days on market $79,900 Active 52 DOM
6. 2026-06-13
   days on market $79,900 Active 50 DOM
7. 2026-06-12
   days on market $79,900 Active 49 DOM
8. 2026-06-09
   days on market $79,900 Active 46 DOM
9. 2026-06-08
   days on market $79,900 Active 45 DOM
10. 2026-06-08
    days on market $79,900 Active 44 DOM
11. 2026-06-07
    days on market $79,900 Active 43 DOM
12. 2026-06-03
    days on market $79,900 Active 40 DOM
13. 2026-06-02
    days on market $79,900 Active 39 DOM
14. 2026-06-01
    days on market $79,900 Active 38 DOM
15. 2026-05-31
    days on market $79,900 Active 37 DOM
16. 2026-04-24
    listed $79,900 Active
17. 2019-10-29
    soldstatus $102,500
18. 2012-11-14
    soldstatus $35,000

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,816
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,324
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,342/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Rutherford

• Score: 62/100
• State rank: #235
• US rank: #17256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutherford, TN
• Population (ZIP): 1,636

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 230.3868
• 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

+128.3% since first listed

3 events — show timeline

• 2026-04-24 Listed $79,900 CWTAR
• 2019-10-29 Sold (Public Records) $102,500 Public Records
• 2012-11-14 Sold (Public Records) $35,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $61 · +0.0% YoY. Source: county tax records.