1051 Meek St · Madisonville, TN 37354

$179,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 110 Days on market

Built 1958 0.37 ac lot Est $259k · 31% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

All Brick Home with attached Carport, Corner Lot. Need TLC so you can update to suit your needs. Information is Deemed reliable but not guaranteed. Buyers to do all inspections when making an offer. All offers must be submitted Being sold IN AS IS Condition (Cash Only). NO heating System and needs a larger Panel Box. Great for investors an /or handy person to fix to their Taste, House built prior to 1978 Lead Based Paint not tested. Price Reduced!!

Key facts

• 0.37 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.0% in Madisonville — 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 63/100 on livability (#188 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Monroe County (rural): math 20% / reading 24% proficiency, ranked #106 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 157 units permitted in Monroe 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $259,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Meek St	0.13mi	3/2.0	1,296 (+4%)	17mo	$275,000	$212	74
295 Isbill Rd	0.05mi	3/2.0	1,354 (+8%)	20mo	$257,750	$190	68
412 Oklahoma St	0.56mi	3/2.0	1,275 (+2%)	9mo	$270,000	$212	63
503 Englewood Rd	0.60mi	3/1.0	1,288 (+3%)	2mo	$275,000	$214	61
812 Maple Ln	0.60mi	3/2.0	1,328 (+6%)	2mo	$265,000	$200	60
129 Dogwood Ln	0.59mi	3/2.0	1,260 (+1%)	17mo	$253,000	$201	58
500 Englewood Rd	0.64mi	2/2.0 (-1)	1,200 (-4%)	13mo	$215,000	$179	48
173 S College St	0.59mi	3/2.0	1,120 (-10%)	15mo	$255,000	$228	42
417 Oklahoma St	0.53mi	3/2.0	1,400 (+12%)	18mo	$270,000	$193	40
430 Englewood Rd	0.64mi	2/2.0 (-1)	1,088 (-13%)	4mo	$225,000	$207	40
428 Englewood Rd	0.64mi	2/2.0 (-1)	1,080 (-14%)	4mo	$230,000	$213	39
141 Oliver Dr	0.58mi	3/2.0	1,400 (+12%)	21mo	$272,000	$194	36

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,457
• Equity at exit: $26,824

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $34,229
• Equity at exit: $15,554

Cash invested: $50,372 (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 37354

• Home prices YoY: -20.5%
• Active inventory: 166
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $436

Break-even live

Break-even rent $1,392

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $538	-5% $487	+0% $436	+5% $385	+10% $334
Rent	-10% $282	-5% $359	+0% $436	+5% $513	+10% $589
Rate	-1.0pp $526	-0.5pp $482	base $436	+0.5pp $389	+1.0pp $342

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Bradley Dr Madisonville, TN	3.0	2.0	1680	$2,000	$1.19	24d	1	0.71mi
508 3rd St Madisonville, TN	3.0	2.0	1800	$1,450	$0.81	24d	1	1.25mi
188 Park Ave Madisonville, TN	3.0	2.0	1428	$2,300	$1.61	14d	1	1.45mi

Listing history 6 events

1. 2026-04-16
   status Pending
2. 2026-02-27
   price $179,900
3. 2026-01-28
   price $196,000
4. 2025-12-27
   listed $206,000 Active
5. 2023-06-29
   soldstatus $210,000
6. 2013-08-15
   soldstatus $75,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$300/yr (+$25/mo · 30.7%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,325
• − Mortgage interest: −$10,077
• − Property taxes: −$977
• − Insurance: −$900
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$5,233
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $4,652/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: Monroe County
• NCES district ID: 4703000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $36,701
• Composite: 18.29/100
• National rank: #8956
• State rank: #106 of 139 in TN

Livability — Madisonville

• Score: 63/100
• State rank: #188
• US rank: #15127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madisonville, TN
• Population (ZIP): 17,421

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.48%
• Current HPI: 268.822
• 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

+139.9% since first listed

6 events — show timeline

• 2026-04-16 Pending — Knoxville MLS
• 2026-02-27 Price Changed $179,900 Knoxville MLS
• 2026-01-28 Price Changed $196,000 Knoxville MLS
• 2025-12-27 Listed $206,000 Knoxville MLS
• 2023-06-29 Sold (Public Records) $210,000 Public Records
• 2013-08-15 Sold (Public Records) $75,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $977 · +0.0% YoY. Source: county tax records.