1107 W Church St · Orlinda, TN 37141

$159,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 53 Days on market

Built 1900 0.50 ac lot $149/sqft · 41% below area Est $269k · 41% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

INVESTOR'S SPECIAL! This sweet home is a small part of history in this quaint little town of Orlinda being built in the early 1900's. It may be small but the walls of this home have seen a lot of love over the years raising a family of mom, dad and 4 children. It can be home to the next family with some restructuring and some updating. If you like a project this is your chance to make this place shine again. Home is being sold AS-IS.

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Detached parking; Covered/carport parking for 2 vehicles (2 carport spaces, total 2 parking spaces)
• Utilities: Public water available; Septic tank; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Existing construction (year built listed as existing)
• Exterior features: Approximately 0.5-acre lot; Lot dimensions about 97 x 244 (irregular)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Gas fireplace (1); Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $17 ($203/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 $122k (23.2% below list).
• Recommended offer: $122k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#222 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Robertson Elementary (math 31% / reading 27%, grade F, #461 of 952 statewide, top 49%, 536 students, 0% FRL); East Robertson High School (math 22% / reading 30%, grade F, #117 of 332 statewide, top 37%, 690 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $122,159 (23.2% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $269,224
• List price: $159,000
• Delta: -40.94%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9213 Highway 49 E	0.51mi	3/1.0	1,050 (-2%)	19mo	$255,000	$243	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $87,599
• Equity at exit: $143,240

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $256,970
• Equity at exit: $308,902

Cash invested: $44,520 (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 37141

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $17

Break-even live

Break-even rent $1,200

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $62	+0% $17	+5% $-28	+10% $-73
Rent	-10% $-80	-5% $-31	+0% $17	+5% $65	+10% $113
Rate	-1.0pp $97	-0.5pp $57	base $17	+0.5pp $-24	+1.0pp $-66

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 53 DOM
2. 2026-06-17
   days on market $159,000 Active 52 DOM
3. 2026-06-16
   days on market $159,000 Active 51 DOM
4. 2026-06-15
   days on market $159,000 Active 50 DOM
5. 2026-06-13
   days on market $159,000 Active 48 DOM
6. 2026-06-13
   days on market $159,000 Active 47 DOM
7. 2026-06-09
   days on market $159,000 Active 44 DOM
8. 2026-06-08
   days on market $159,000 Active 43 DOM
9. 2026-06-07
   pricedays on market $159,000 Active 42 DOM
10. 2026-06-03
    days on market $169,000 Active 38 DOM
11. 2026-06-02
    days on market $169,000 Active 37 DOM
12. 2026-06-01
    days on market $169,000 Active 36 DOM
13. 2026-05-31
    days on market $169,000 Active 35 DOM
14. 2026-05-15
    historical Active Under Contract 440-char remark
15. 2026-05-06
    price $169,000 440-char remark
16. 2026-04-27
    listed $179,000 Active 440-char remark

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$552/yr (+$46/mo · 95.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,659
• − Mortgage interest: −$8,906
• − Property taxes: −$577
• − Insurance: −$795
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,625
• Taxable loss: −$2,590
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $825/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Orlinda

• Score: 62/100
• State rank: #222
• US rank: #16582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orlinda, TN
• Population (ZIP): 1,519

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Black 3% Two or more races 2%
• Common ancestry: Serbian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.18%
• Current HPI: 300.06
• 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

-11.2% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $159,000 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-06 Price Changed $169,000 REALTRACS as Distributed by MLS Grid
• 2026-04-27 Listed $179,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $577 · +0.0% YoY. Source: county tax records.