802 Water St · Livingston, TN 38570

$174,900

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 116 Days on market

Built 1964 7,840 sqft lot $154/sqft · 21% below area Est $222k · 21% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully maintained and full of charm, this inviting home sits quietly on a peaceful street, offering a wonderful blend of comfort, functionality, and character. Topped with a durable metal roof, the home presents a warm, welcoming feel the moment you arrive. Outdoor living is a standout feature of this property, providing multiple distinct spaces to enjoy the fresh air. A classic covered front porch greets you, while a screened-in side patio serves as a peaceful retreat for relaxing or dining away from the elements. On the other side, a beautiful pergola with outdoor seating creates the perfect setting for gathering with friends. An attached one-car garage with an automatic door enhances daily convenience, and two detached sheds offer exceptional versatility and ample storage space for tools, hobbies, or equipment. Located in a highly desirable and quiet setting, this home offers timeless charm with unbeatable accessibility. This one is truly special!

Key facts

• Covered front porch
• Metal roof
• Outdoor living

Tags

• METAL ROOF
• OUTDOOR LIVING
• COVERED FRONT PORCH
• SCREENED-IN SIDE PATIO
• PERGOLA WITH OUTDOOR SEATING
• ATTACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $148k (15.2% below list).
• Recommended offer: $148k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.0% in Livingston — 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 68/100 on livability (#89 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, amenities F, commute F.
• Overton County (rural): math 27% / reading 30% proficiency, ranked #70 of 139 in TN (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 17 units permitted in Overton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Overton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $22k; list at $175k implies a 695% gain — meaningful room to come down on a strong offer.

Recommended offer $148,271 (15.2% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $222,259
• List price: $174,900
• Delta: -21.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Hi Tech Dr	0.20mi	2/2.0	1,200 (+6%)	9mo	$233,500	$195	70
817 Oakland Park Dr	0.27mi	3/2.0 (+1)	1,203 (+6%)	1mo	$242,000	$201	67
816 Peach Dr	0.27mi	3/2.0 (+1)	1,190 (+5%)	4mo	$235,000	$197	67
714 Hi Tech Dr	0.24mi	2/2.0	1,200 (+6%)	13mo	$247,900	$207	65
614 Burgess St	0.11mi	3/2.0 (+1)	1,248 (+10%)	10mo	$227,000	$182	61
503 W 3rd St	0.66mi	2/2.0	1,142 (+1%)	4mo	$214,900	$188	60
512 Doak St	0.14mi	2/2.0	1,013 (-11%)	22mo	$229,000	$226	54
113 Reeser St	0.51mi	3/1.0 (+1)	1,066 (-6%)	13mo	$221,500	$208	50
812 College St	0.60mi	3/1.0 (+1)	1,072 (-6%)	12mo	$203,000	$189	48
610 College St	0.59mi	2/1.0	1,291 (+14%)	7mo	$185,000	$143	43
104 Zachary St	0.35mi	2/1.0	965 (-15%)	20mo	$150,000	$155	42
209 E Cedar St	0.69mi	3/1.0 (+1)	1,215 (+7%)	16mo	$249,000	$205	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-21,693
• Equity at exit: $26,078

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-10,510
• Equity at exit: $15,122

Cash invested: $48,972 (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 38570

• Home prices YoY: -4.2%
• Active inventory: 79
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $105

Break-even live

Break-even rent $1,349

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $204	-5% $155	+0% $105	+5% $56	+10% $6
Rent	-10% $-12	-5% $47	+0% $105	+5% $164	+10% $223
Rate	-1.0pp $193	-0.5pp $150	base $105	+0.5pp $60	+1.0pp $14

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Woodland St Livingston, TN	3.0	1.0	1176	$1,600	$1.36	45d	1	0.46mi
209 S Church St Unit A3 Livingston, TN	1.0	1.0	875	$1,250	$1.43	45d	1	0.73mi

Listing history 21 events

1. 2026-06-21
   days on market $174,900 Active 116 DOM
2. 2026-06-19
   days on market $174,900 Active 114 DOM
3. 2026-06-18
   days on market $174,900 Active 113 DOM
4. 2026-06-17
   days on market $174,900 Active 112 DOM
5. 2026-06-16
   days on market $174,900 Active 111 DOM
6. 2026-06-15
   days on market $174,900 Active 110 DOM
7. 2026-06-14
   days on market $174,900 Active 108 DOM
8. 2026-06-13
   days on market $174,900 Active 107 DOM
9. 2026-06-10
   days on market $174,900 Active 105 DOM
10. 2026-06-09
    days on market $174,900 Active 104 DOM
11. 2026-06-08
    days on market $174,900 Active 103 DOM
12. 2026-06-07
    pricedays on market $174,900 Active 102 DOM
13. 2026-06-02
    days on market $179,000 Active 97 DOM
14. 2026-06-01
    days on market $179,000 Active 96 DOM
15. 2026-05-31
    days on market $179,000 Active 95 DOM
16. 2026-05-30
    days on market $179,000 Active 94 DOM
17. 2026-05-12
    listed $179,000 Active 970-char remark

    Show marketing remark (970 chars)

    Thoughtfully maintained and full of charm, this inviting home sits quietly on a peaceful street, offering a wonderful blend of comfort, functionality, and character. Topped with a durable metal roof, the home presents a warm, welcoming feel the moment you arrive. Outdoor living is a standout feature of this property, providing multiple distinct spaces to enjoy the fresh air. A classic covered front porch greets you, while a screened-in side patio serves as a peaceful retreat for relaxing or dining away from the elements. On the other side, a beautiful pergola with outdoor seating creates the perfect setting for gathering with friends. An attached one-car garage with an automatic door enhances daily convenience, and two detached sheds offer exceptional versatility and ample storage space for tools, hobbies, or equipment. Located in a highly desirable and quiet setting, this home offers timeless charm with unbeatable accessibility. This one is truly special!

18. 2026-03-28
    status Active 1141-char remark

    Show marketing remark (1141 chars)

    Thoughtfully maintained and full of charm, this inviting home sits quietly on a peaceful street, offering a wonderful blend of comfort, functionality, and character. Topped with a durable metal roof, the home presents a warm, welcoming feel the moment you arrive. Outdoor living is a standout feature of this property, providing multiple distinct spaces to enjoy the fresh air. A classic covered front porch greets you, while a screened-in side patio serves as a peaceful retreat for relaxing or dining away from the elements. On the other side, a beautiful pergola with outdoor seating creates the perfect setting for gathering with friends. An attached one-car garage with an automatic door enhances daily convenience, and two detached sheds offer exceptional versatility and ample storage space for tools, hobbies, or equipment. Located in a highly desirable and quiet setting, this home offers timeless charm with unbeatable accessibility. It is extremely convenient to Livingston Regional Hospital and just a short trip to the historic downtown Square, nearby grocery stores, restaurants, and major shopping. This one truly is special!

19. 2026-03-19
    historical Active Under Contract 1141-char remark

    Show marketing remark (1141 chars)

    Thoughtfully maintained and full of charm, this inviting home sits quietly on a peaceful street, offering a wonderful blend of comfort, functionality, and character. Topped with a durable metal roof, the home presents a warm, welcoming feel the moment you arrive. Outdoor living is a standout feature of this property, providing multiple distinct spaces to enjoy the fresh air. A classic covered front porch greets you, while a screened-in side patio serves as a peaceful retreat for relaxing or dining away from the elements. On the other side, a beautiful pergola with outdoor seating creates the perfect setting for gathering with friends. An attached one-car garage with an automatic door enhances daily convenience, and two detached sheds offer exceptional versatility and ample storage space for tools, hobbies, or equipment. Located in a highly desirable and quiet setting, this home offers timeless charm with unbeatable accessibility. It is extremely convenient to Livingston Regional Hospital and just a short trip to the historic downtown Square, nearby grocery stores, restaurants, and major shopping. This one truly is special!

20. 2026-02-25
    listed $179,000 Active 1141-char remark

    Show marketing remark (1141 chars)

    Thoughtfully maintained and full of charm, this inviting home sits quietly on a peaceful street, offering a wonderful blend of comfort, functionality, and character. Topped with a durable metal roof, the home presents a warm, welcoming feel the moment you arrive. Outdoor living is a standout feature of this property, providing multiple distinct spaces to enjoy the fresh air. A classic covered front porch greets you, while a screened-in side patio serves as a peaceful retreat for relaxing or dining away from the elements. On the other side, a beautiful pergola with outdoor seating creates the perfect setting for gathering with friends. An attached one-car garage with an automatic door enhances daily convenience, and two detached sheds offer exceptional versatility and ample storage space for tools, hobbies, or equipment. Located in a highly desirable and quiet setting, this home offers timeless charm with unbeatable accessibility. It is extremely convenient to Livingston Regional Hospital and just a short trip to the historic downtown Square, nearby grocery stores, restaurants, and major shopping. This one truly is special!

21. 2002-07-22
    soldstatus $22,000

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$332/yr (+$28/mo · 36.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,793
• − Mortgage interest: −$9,797
• − Property taxes: −$910
• − Insurance: −$874
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,088
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $1,679/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: Overton County
• NCES district ID: 4703330
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $34,479
• Composite: 23.47/100
• National rank: #7879
• State rank: #70 of 139 in TN

Livability — Livingston

• Score: 68/100
• State rank: #89
• US rank: #9562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, TN
• City population: 10,020
• Population (ZIP): 10,020

Population outlook (Overton County) Hauer SSP2

• Today (2025): 21,942 people
• By 2030: 21,633 · -1.4%
• By 2040: 20,812 · -5.1%
• By 2050: 19,770 · -9.9%
• By 2075: 17,125 · -22.0%
• By 2100: 13,695 · -37.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 2% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Overton

• 2024 margin: Solid R (+64.2) · D 17.4% · R 81.7%
• 2008→2024 swing: -50.9pp toward R · 2008: -13.3pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+58.6 2016: R+50.2 2012: R+25.7 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.09%
• Current HPI: 364.2648
• 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

+713.6% since first listed

5 events — show timeline

• 2026-05-12 Listed $179,000 UCMLS
• 2026-03-28 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-25 Listed $179,000 REALTRACS as Distributed by MLS Grid
• 2002-07-22 Sold (Public Records) $22,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $910 · +103.0% YoY. Source: county tax records.