314 S Oak St · Hohenwald, TN 38462

$119,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 72 Days on market

Built 1945 9,583 sqft lot $106/sqft · 39% below area Est $196k · 39% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,124-square-foot HANDYMAN SPECIAL presents a fantastic opportunity for investors or DIY buyers to build instant sweat equity with a bit of TLC. Featuring three bedrooms, one bathroom, and classic hardwood floors, the home is ideally situated directly across from the elementary school. Residents can enjoy the morning from the covered front porch before exploring Hohenwald, known as the "High Forest." The area offers a unique blend of Swiss-influenced charm and scenic beauty near the Buffalo River, Natchez Trace Parkway, and the world-renowned Elephant Sanctuary. It serves as a peaceful small-town retreat for commuters, situated just 40 minutes from Columbia and within a viable drive of Nashville.

Key facts

• 9,583 sq ft lot
• Built 1945
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $116k (2.8% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.2% in Hohenwald — 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 66/100 on livability (#124 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, amenities F, commute F.
• Lewis County (town): math 33% / reading 30% proficiency, ranked #50 of 139 in TN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 23 units permitted in Lewis County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lewis County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $62k; list at $119k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.97% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $195,655
• List price: $119,000
• Delta: -39.18%
• 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
218 W 2nd Ave	0.19mi	3/2.0	1,120 (-0%)	16mo	$213,000	$190	73
514 W 3rd Ave	0.32mi	3/1.0	1,200 (+7%)	3mo	$215,000	$179	71
524 W 3rd Ave	0.37mi	3/1.0	1,100 (-2%)	12mo	$75,000	$68	69
209 W 3rd Ave	0.11mi	3/1.0	960 (-15%)	2mo	$160,000	$167	69
513 W 5th Ave	0.38mi	3/1.0	1,089 (-3%)	14mo	$233,000	$214	65
110 N Pine St	0.51mi	2/1.0 (-1)	1,150 (+2%)	7mo	$190,000	$165	62
114 N Pine St	0.54mi	2/2.0 (-1)	1,100 (-2%)	7mo	$138,600	$126	56
30 Hill St	0.66mi	3/1.0	1,189 (+6%)	5mo	$69,000	$58	56
321 Summertown Hwy	0.59mi	2/1.5 (-1)	1,056 (-6%)	8mo	$70,000	$66	48
113 Swan Ave	0.70mi	3/1.0	1,252 (+11%)	2mo	$73,000	$58	46
209 N Pine St	0.59mi	2/1.0 (-1)	960 (-15%)	7mo	$159,500	$166	37
112 Walnut Ct	0.66mi	4/2.0 (+1)	1,254 (+12%)	13mo	$244,000	$195	30

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,306
• Equity at exit: $17,743

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $8,943
• Equity at exit: $10,289

Cash invested: $33,320 (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 38462

• Home prices YoY: -10.5%
• Active inventory: 133
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $189

Break-even live

Break-even rent $917

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 72 DOM
2. 2026-06-17
   days on market $119,000 Active 71 DOM
3. 2026-06-16
   days on market $119,000 Active 70 DOM
4. 2026-06-15
   days on market $119,000 Active 69 DOM
5. 2026-06-13
   days on market $119,000 Active 67 DOM
6. 2026-06-12
   days on market $119,000 Active 66 DOM
7. 2026-06-09
   days on market $119,000 Active 63 DOM
8. 2026-06-08
   days on market $119,000 Active 62 DOM
9. 2026-06-08
   days on market $119,000 Active 61 DOM
10. 2026-06-07
    days on market $119,000 Active 60 DOM
11. 2026-06-03
    days on market $119,000 Active 57 DOM
12. 2026-06-02
    days on market $119,000 Active 56 DOM
13. 2026-06-01
    days on market $119,000 Active 55 DOM
14. 2026-05-31
    days on market $119,000 Active 54 DOM
15. 2026-04-24
    status Active 721-char remark

    Show marketing remark (721 chars)

    This 1,124-square-foot HANDYMAN SPECIAL presents a fantastic opportunity for investors or DIY buyers to build instant sweat equity with a bit of TLC. Featuring three bedrooms, one bathroom, and classic hardwood floors, the home is ideally situated directly across from the elementary school. Residents can enjoy the morning from the covered front porch before exploring Hohenwald, known as the "High Forest." The area offers a unique blend of Swiss-influenced charm and scenic beauty near the Buffalo River, Natchez Trace Parkway, and the world-renowned Elephant Sanctuary. It serves as a peaceful small-town retreat for commuters, situated just 40 minutes from Columbia and within a viable drive of Nashville.

16. 2026-04-13
    historical Active Under Contract 721-char remark

    Show marketing remark (721 chars)

    This 1,124-square-foot HANDYMAN SPECIAL presents a fantastic opportunity for investors or DIY buyers to build instant sweat equity with a bit of TLC. Featuring three bedrooms, one bathroom, and classic hardwood floors, the home is ideally situated directly across from the elementary school. Residents can enjoy the morning from the covered front porch before exploring Hohenwald, known as the "High Forest." The area offers a unique blend of Swiss-influenced charm and scenic beauty near the Buffalo River, Natchez Trace Parkway, and the world-renowned Elephant Sanctuary. It serves as a peaceful small-town retreat for commuters, situated just 40 minutes from Columbia and within a viable drive of Nashville.

17. 2026-04-07
    listed $119,000 Active 721-char remark

    Show marketing remark (721 chars)

    This 1,124-square-foot HANDYMAN SPECIAL presents a fantastic opportunity for investors or DIY buyers to build instant sweat equity with a bit of TLC. Featuring three bedrooms, one bathroom, and classic hardwood floors, the home is ideally situated directly across from the elementary school. Residents can enjoy the morning from the covered front porch before exploring Hohenwald, known as the "High Forest." The area offers a unique blend of Swiss-influenced charm and scenic beauty near the Buffalo River, Natchez Trace Parkway, and the world-renowned Elephant Sanctuary. It serves as a peaceful small-town retreat for commuters, situated just 40 minutes from Columbia and within a viable drive of Nashville.

18. 2020-08-21
    soldstatus $62,000 Closed 388-char remark

    Show marketing remark (388 chars)

    BRING INVESTORS!! This is a perfect investment opportunity, cash flow is great. Tenant is already here and wants to stay! What more could you ask for? Renting for $550 a month. Selling in AS IS/WHERE IS Condition. Owner is motivated to sell. 24 Hour Notice required, Please do not bother the tenants. Call agent for any questions or showing.Thank you for your patience. Let's Make a deal!

19. 2020-05-29
    historical Contingent - Inspection 388-char remark

    Show marketing remark (388 chars)

    BRING INVESTORS!! This is a perfect investment opportunity, cash flow is great. Tenant is already here and wants to stay! What more could you ask for? Renting for $550 a month. Selling in AS IS/WHERE IS Condition. Owner is motivated to sell. 24 Hour Notice required, Please do not bother the tenants. Call agent for any questions or showing.Thank you for your patience. Let's Make a deal!

20. 2020-05-22
    listed $70,000 Active 388-char remark

    Show marketing remark (388 chars)

    BRING INVESTORS!! This is a perfect investment opportunity, cash flow is great. Tenant is already here and wants to stay! What more could you ask for? Renting for $550 a month. Selling in AS IS/WHERE IS Condition. Owner is motivated to sell. 24 Hour Notice required, Please do not bother the tenants. Call agent for any questions or showing.Thank you for your patience. Let's Make a deal!

21. 2007-06-18
    soldstatus $48,500
22. 2004-11-01
    soldstatus $36,000

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$233/yr (+$19/mo · 38.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $13,874
• − Mortgage interest: −$6,666
• − Property taxes: −$612
• − Insurance: −$595
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,462
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,188/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: Lewis County
• NCES district ID: 4702430
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $35,002
• Composite: 26.03/100
• National rank: #7310
• State rank: #50 of 139 in TN

Livability — Hohenwald

• Score: 66/100
• State rank: #124
• US rank: #11807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hohenwald, TN
• Population (ZIP): 10,268

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 11,217 people
• By 2030: 10,742 · -4.2%
• By 2040: 9,694 · -13.6%
• By 2050: 8,707 · -22.4%
• By 2075: 7,069 · -37.0%
• By 2100: 6,038 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+65.5) · D 16.8% · R 82.4%
• 2008→2024 swing: -41.8pp toward R · 2008: -23.7pp · 2024: -65.5pp
• All cycles: 2024: R+65.5 2020: R+60.6 2016: R+58.5 2012: R+35.6 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.98%
• Current HPI: 333.7757
• 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

+230.6% since first listed

8 events — show timeline

• 2026-04-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-07 Listed $119,000 REALTRACS as Distributed by MLS Grid
• 2020-08-21 Sold (MLS) $62,000 REALTRACS as Distributed by MLS Grid
• 2020-05-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-05-22 Listed $70,000 REALTRACS as Distributed by MLS Grid
• 2007-06-18 Sold (Public Records) $48,500 Public Records
• 2004-11-01 Sold (Public Records) $36,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $612 · +28.8% YoY. Source: county tax records.