150 Emmett Stone Ln · Tullahoma, TN 37360

$109,900

2 bd · 3.0 ba · 720 sqft · Other public records · 130 Days on market

Built 1975 1.02 ac lot $153/sqft · 15% above area Est $150k · 27% under ↓ 27% since listing

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Why this score? — see what drove the D+ 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
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

Key facts

• Private lot
• Hvac replaced
• Large office area

Tags

• PRIVATE LOT
• SEPARATE APARTMENT
• LARGE OFFICE AREA
• MOTHER IN LAW QUARTERS
• HVAC REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (25.4% below list).
• Recommended offer: $82k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Tullahoma — 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 67/100 on livability (#109 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D+.
• Coffee County (rural): math 22% / reading 27% proficiency, ranked #87 of 139 in TN (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 389 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Coffee County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,022 (25.4% 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. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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 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?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $150,000
• List price: $109,900
• Delta: -26.73%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $52,764
• Equity at exit: $99,007

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $160,992
• Equity at exit: $213,512

Cash invested: $30,772 (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 37360

• Home prices YoY: 24.8%
• Active inventory: 21
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-112

Break-even live

Break-even rent $961

Max offer price $93,763

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-74	+0% $-112	+5% $-149	+10% $-187
Rent	-10% $-176	-5% $-144	+0% $-112	+5% $-79	+10% $-47
Rate	-1.0pp $-56	-0.5pp $-84	base $-112	+0.5pp $-140	+1.0pp $-169

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $109,900 Pending 130 DOM
2. 2026-06-05
   remarks 436-char remark
3. 2026-06-05
   days on market $109,900 Active 128 DOM
4. 2026-06-02
   days on market $109,900 Active 126 DOM
5. 2026-06-01
   days on market $109,900 Active 125 DOM
6. 2026-05-31
   days on market $109,900 Active 124 DOM
7. 2026-05-30
   days on market $109,900 Active 123 DOM
8. 2026-05-16
   price $109,900 374-char remark

   Show marketing remark (374 chars)

   Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

9. 2026-05-15
   status Active 374-char remark

   Show marketing remark (374 chars)

   Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

10. 2026-04-21
    historical Active Under Contract 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

11. 2026-03-26
    price $119,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

12. 2026-03-21
    price $129,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

13. 2026-03-13
    price $134,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

14. 2026-03-09
    price $139,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

15. 2026-02-26
    price $145,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

16. 2026-01-27
    listed $149,900 Active 374-char remark

    Show marketing remark (374 chars)

    Well maintained home move in ready. One plus acre private lot. Main home plus small separate tiny house 1 bedroom apartment. Home has 2 bed 2 bath plus a large office area which could have several uses. Could easily be your main home and mother in law area or 2 rentals. HVAC has been replaced and large room built on to end of home. There are 2 perk sites see docs in media

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $9,843
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$3,197
• Taxable loss: −$3,283
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $-550/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: Coffee County
• NCES district ID: 4700780
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $44,951
• Composite: 21.15/100
• National rank: #8428
• State rank: #87 of 139 in TN

Livability — Tullahoma

• Score: 67/100
• State rank: #109
• US rank: #11169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,939
• Population (ZIP): 1,792

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 57,234 people
• By 2030: 58,571 · +2.3%
• By 2040: 60,972 · +6.5%
• By 2050: 62,537 · +9.3%
• By 2075: 65,694 · +14.8%
• By 2100: 63,355 · +10.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 7%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+55.1) · D 21.8% · R 76.9% · Other 1.3%
• 2008→2024 swing: -25.7pp toward R · 2008: -29.4pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+50.2 2016: R+48.6 2012: R+37.1 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 80.16%
• Current HPI: 404.031
• 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

-26.7% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $109,900 REALTRACS as Distributed by MLS Grid
• 2026-05-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-26 Price Changed $119,900 REALTRACS as Distributed by MLS Grid
• 2026-03-21 Price Changed $129,900 REALTRACS as Distributed by MLS Grid
• 2026-03-13 Price Changed $134,900 REALTRACS as Distributed by MLS Grid
• 2026-03-09 Price Changed $139,900 REALTRACS as Distributed by MLS Grid
• 2026-02-26 Price Changed $145,900 REALTRACS as Distributed by MLS Grid
• 2026-01-27 Listed $149,900 REALTRACS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $155 · +0.0% YoY. Source: county tax records.