207b Fair St · Sweetwater, TN 37874

$199,950

3 bd · 2.0 ba · 1,144 sqft · SingleFamily · 14 Days on market

Built 2021 8,276 sqft lot ↓ 3% 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).

• Cash flow +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely Adorable Abode! This 3BR/2BA home is only 5 yrs old but has just had a total remodel: BRAND NEW: Kit cab's, butcher block counters, SS appliances, lg deep dish sink, new faucets, new bath sinks, carpet. Also a brand new furnace and AC system plus new water heater, electrical rewired, new LED lights, paddle fan, new breakers, gutters, deck and new gravel drive. You'll love the open floor plan with the white kitchen, barrel rolled cabinet hardware and the built in desk unit. Side by side fridge. Several new doors & more. Quiet location but just 1 block to the city park with its splash pad, picnic shelter and more. Has 3 walk in closets. FHA/VA/THDA compliant, on perm found

Key facts

• New furnace
• Total remodel
• New bath sinks

Tags

• TOTAL REMODEL
• BRAND NEW KITCHEN CABINETS
• BUTCHER BLOCK COUNTERS
• STAINLESS STEEL APPLIANCES
• NEW BATH SINKS
• NEW FURNACE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; 1,144 building area (per tax records)
• Construction: Vinyl siding; Block and frame construction
• Exterior features: Vinyl windows; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Cathedral ceiling(s); Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.8% vs local median 4.1% in Sweetwater — 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 (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,950

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,166
• Equity at exit: $29,813

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $52,976
• Equity at exit: $17,288

Cash invested: $55,986 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $2,999/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $589

Break-even live

Break-even rent $1,749

Max offer price $199,950

Occupancy floor 71%

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	23d	1	0.49mi

Listing history 11 events

1. 2026-06-18
   days on market $199,950 Active 14 DOM
2. 2026-06-17
   days on market $199,950 Active 13 DOM
3. 2026-06-16
   days on market $199,950 Active 12 DOM
4. 2026-06-15
   days on market $199,950 Active 11 DOM
5. 2026-06-13
   days on market $199,950 Active 9 DOM
6. 2026-06-12
   days on market $199,950 Active 8 DOM
7. 2026-06-09
   days on market $199,950 Active 5 DOM
8. 2026-06-08
   days on market $199,950 Active 4 DOM
9. 2026-06-08
   days on market $199,950 Active 3 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $199,950 Active 2 DOM

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,940
• − Mortgage interest: −$11,200
• − Property taxes: −$2,999
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$5,817
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $6,079/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -19.36%
• Current HPI: 336.2084
• 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

-2.9% since first listed

6 events — show timeline

• 2026-06-04 Listed $199,950 Knoxville MLS
• 2025-01-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-01-15 Price Changed $179,900 REALTRACS as Distributed by MLS Grid
• 2025-01-09 Price Changed $189,900 REALTRACS as Distributed by MLS Grid
• 2025-01-01 Price Changed $195,900 REALTRACS as Distributed by MLS Grid
• 2024-12-13 Listed $205,900 REALTRACS as Distributed by MLS Grid