3370 Highway 192 · Holladay, TN 38341

$99,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 12 Days on market

Built 1960 0.67 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 +21.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Very nice house with 2 outbuildings in the country with fenced in back yard. It has hardwood floors with a eat-in kitchen. Metal roof with gutters. House has tilt insulated windows. No central but has 2 air conditioners and gas fireplace and living room has base board heating. Great starter or retirement house.

Key facts

• Metal roof
• Boat dock
• Circle drive

Tags

• BOAT DOCK
• CIRCLE DRIVE
• STORAGE SHEDS
• FENCED BACKYARD
• METAL ROOF

Property features AI

Exterior

• Parking: Circular gravel driveway; 4 parking spaces
• Utilities: Electricity connected; Water connected; Propane
• Home design: Single family residence; One story
• Construction: Vinyl siding
• Exterior features: Metal roof; Shed(s)

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Fireplace heating; Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fan(s); Ventless fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (5.0% below list).
• Recommended offer: $95k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Benton County population projected at -18% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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

• Climate carrying-cost: major 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 $94,881 (5.0% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $64,023
• Equity at exit: $89,998

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $180,859
• Equity at exit: $194,084

Cash invested: $27,972 (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 38341

• Home prices YoY: 4.8%
• Active inventory: 72
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $152

Break-even live

Break-even rent $757

Max offer price $99,900

Occupancy floor 79%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   listed $99,900 Active
3. 2026-01-07
   historical
4. 2026-01-06
   listed $125,000 Active
5. 2026-01-02
   historical
6. 2024-04-15
   soldstatus $100,000
7. 2024-04-12
   soldstatus $100,000 Closed 312-char remark

   Show marketing remark (312 chars)

   Very nice house with 2 outbuildings in the country with fenced in back yard. It has hardwood floors with a eat-in kitchen. Metal roof with gutters. House has tilt insulated windows. No central but has 2 air conditioners and gas fireplace and living room has base board heating. Great starter or retirement house.

8. 2024-03-14
   status Pending 312-char remark

   Show marketing remark (312 chars)

   Very nice house with 2 outbuildings in the country with fenced in back yard. It has hardwood floors with a eat-in kitchen. Metal roof with gutters. House has tilt insulated windows. No central but has 2 air conditioners and gas fireplace and living room has base board heating. Great starter or retirement house.

9. 2024-02-26
   listed $109,900 Active 312-char remark

   Show marketing remark (312 chars)

   Very nice house with 2 outbuildings in the country with fenced in back yard. It has hardwood floors with a eat-in kitchen. Metal roof with gutters. House has tilt insulated windows. No central but has 2 air conditioners and gas fireplace and living room has base board heating. Great starter or retirement house.

10. 2018-12-21
    soldstatus $61,000
11. 2018-12-20
    soldstatus $61,000
12. 2018-10-25
    listed $65,000
13. 2013-02-27
    soldstatus $37,500

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$320/yr (+$27/mo · 82.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,386
• − Mortgage interest: −$5,596
• − Property taxes: −$389
• − Insurance: −$500
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,906
• Taxable income: $173
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,778/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Holladay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,544

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 8% Pacific Islander 3% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 5% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.29%
• Current HPI: 309.867
• 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

+166.4% since first listed

13 events — show timeline

• 2026-04-29 Pending — CWTAR
• 2026-04-16 Listed $99,900 CWTAR
• 2026-01-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-06 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-01-02 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2024-04-15 Sold (Public Records) $100,000 Public Records
• 2024-04-12 Sold (MLS) $100,000 TVAR
• 2024-03-14 Pending — TVAR
• 2024-02-26 Listed $109,900 TVAR
• 2018-12-21 Sold (Public Records) $61,000 Public Records
• 2018-12-20 Sold (MLS) $61,000 TVAR
• 2018-10-25 Listed $65,000 TVAR
• 2013-02-27 Sold (Public Records) $37,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $389 · +23.1% YoY. Source: county tax records.