3001 Henderson Ave NW · Cleveland, TN 37312

$175,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 22 Days on market

Built 1948 0.29 ac lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.8/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced $119,900.. .. .Take a look at this 3 bedroom, 1 bath Ranch Home that has been freshly painted, lg. eat-in kitchen complete with major appliances, lots of storage space, located conveniently near shopping areas and schools. Take a look today!

Key facts

• Zoned r2
• 0.29 acre lot
• Built 1948

Tags

• ZONED R2
• TENANT ALREADY IN PLACE
• LONG-TERM UPSIDE POTENTIAL

Property features AI

Finance

• Financial info: Annual tax listed
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; New construction; One story; Raised foundation
• Construction: Vinyl siding; Metal roof; Raised foundation; New construction
• Exterior features: Level lot; Asphalt road frontage on a city street; Public maintained road; No patio/porch; No pool; No other structures

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Single-family residence (one level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans; Attic fan
• Interior features: Breakfast bar; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Laundry closet

🏗️ New construction. The $175,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,705.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.9% vs local median 3.5% in Cleveland — 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 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, employment D, crime F.
• Cleveland (urban): math 23% / reading 28% proficiency, ranked #85 of 139 in TN (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 549 active listings in the ZIP; solid renter incomes; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $139k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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 D-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. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.60% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $297,705
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3190 Cottage Grove Cir NW	0.09mi	3/2.0	1,345 (+1%)	17mo	$300,000	$223	76
3190 Cottage Grove Cir	0.09mi	3/2.0	1,345 (+1%)	17mo	$300,000	$223	76
3132 Cottage Grove Cir NW	0.15mi	3/2.5	1,300 (-3%)	13mo	$298,500	$230	72
441 Barberry Dr NW	0.14mi	3/2.5	1,455 (+9%)	7mo	$340,000	$234	66
3010 Clearwater Dr NE	0.68mi	3/2.0	1,332 (-0%)	4mo	$290,000	$218	61
2620 Mac St NW	0.34mi	3/2.0	1,512 (+13%)	4mo	$270,000	$179	55
166 Mcnabb Dr	0.17mi	2/2.5 (-1)	1,529 (+14%)	9mo	$269,900	$177	49
2636 Willow Run Trl NW Lot 6	0.60mi	3/2.0	1,500 (+12%)	1mo	$379,900	$253	47
2612 Mac St NW	0.36mi	3/2.0	1,531 (+15%)	17mo	$350,000	$229	41
3125 Clearwater Dr	0.64mi	3/2.0	1,495 (+12%)	13mo	$311,500	$208	36
3225 Weeks Horizon Pl NE	0.70mi	3/3.0	1,474 (+10%)	15mo	$235,000	$159	30
3223 Weeks Horizon Pl NE	0.71mi	3/3.0	1,474 (+10%)	15mo	$235,000	$159	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 · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-75,286
• Equity at exit: $44,389

10-year hold

• IRR: -37.2%
• Equity multiple: -0.36×
• Total profit: $-113,775
• Equity at exit: $25,740

Cash invested: $83,357 (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 37312

• Rents YoY: 0.1%
• Active inventory: 549
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$1,561
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-344

Break-even live

Break-even rent $2,231

Max offer price $237,013

Occupancy floor —

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: $74,426
• Closing costs: $8,931
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $175,000 Active 22 DOM
2. 2026-06-18
   days on market $175,000 Active 21 DOM
3. 2026-06-18
   price $175,000 Active 20 DOM
4. 2026-06-17
   days on market $179,900 Active 20 DOM
5. 2026-06-16
   days on market $179,900 Active 19 DOM
6. 2026-06-15
   days on market $179,900 Active 18 DOM
7. 2026-06-14
   days on market $179,900 Active 16 DOM
8. 2026-06-13
   days on market $179,900 Active 15 DOM
9. 2026-06-10
   days on market $179,900 Active 13 DOM
10. 2026-06-09
    days on market $179,900 Active 12 DOM
11. 2026-06-08
    days on market $179,900 Active 11 DOM
12. 2026-06-07
    days on market $179,900 Active 10 DOM
13. 2026-06-05
    days on market $179,900 Active 7 DOM
14. 2026-06-03
    days on market $179,900 Active 6 DOM
15. 2026-06-02
    days on market $179,900 Active 5 DOM
16. 2026-06-01
    days on market $179,900 Active 4 DOM
17. 2026-05-31
    days on market $179,900 Active 3 DOM
18. 2026-05-30
    days on market $179,900 Active 2 DOM
19. 2026-04-06
    listed $179,900 Active
20. 2026-02-28
    historical $1,400
21. 2026-02-04
    listed $1,400
22. 2024-06-23
    historical $1,500
23. 2024-06-20
    listed $1,500
24. 2024-06-16
    historical $1,500
25. 2024-06-14
    listed $1,500
26. 2023-08-21
    soldstatus $138,503
27. 2021-08-20
    soldstatus $132,000
28. 2021-08-19
    soldstatus $109,900 248-char remark

    Show marketing remark (248 chars)

    Priced $119,900.. .. .Take a look at this 3 bedroom, 1 bath Ranch Home that has been freshly painted, lg. eat-in kitchen complete with major appliances, lots of storage space, located conveniently near shopping areas and schools. Take a look today!

29. 2021-08-09
    listed $119,900 248-char remark

    Show marketing remark (248 chars)

    Priced $119,900.. .. .Take a look at this 3 bedroom, 1 bath Ranch Home that has been freshly painted, lg. eat-in kitchen complete with major appliances, lots of storage space, located conveniently near shopping areas and schools. Take a look today!

30. 2019-02-06
    soldstatus $58,000 84-char remark

    Show marketing remark (84 chars)

    3 Bedroom, 1 Bath fixer upper home in the middle of Cleveland. Investors take note!!

31. 2019-02-06
    soldstatus $58,000

    Show marketing remark (84 chars)

    3 Bedroom, 1 Bath fixer upper home in the middle of Cleveland. Investors take note!!

32. 2019-02-06
    soldstatus $58,000

    Show marketing remark (84 chars)

    3 Bedroom, 1 Bath fixer upper home in the middle of Cleveland. Investors take note!!

33. 2019-01-28
    listed $63,500 84-char remark

    Show marketing remark (84 chars)

    3 Bedroom, 1 Bath fixer upper home in the middle of Cleveland. Investors take note!!

34. 2019-01-28
    listed $63,500

    Show marketing remark (84 chars)

    3 Bedroom, 1 Bath fixer upper home in the middle of Cleveland. Investors take note!!

35. 1996-09-25
    soldstatus $37,700

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$312/yr (+$26/mo · 33.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,558
• − Mortgage interest: −$16,676
• − Property taxes: −$931
• − Insurance: −$1,489
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$8,661
• Taxable loss: −$9,647
• Est. tax savings @ 24.0%: +$2,315
• After-tax cash flow: $-1,807/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: Cleveland
• NCES district ID: 4700690
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,612
• Composite: 21.28/100
• National rank: #8394
• State rank: #85 of 139 in TN

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 36,669
• Household income: $78,261
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 908.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.27%
• Current HPI: 260.8746
• Rent YoY: ▲ 0.15%
• Metro: Cleveland, TN
• 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

+377.2% since first listed

17 events — show timeline

• 2026-04-06 Listed $179,900 RCAOR
• 2026-02-28 Rental Removed $1,400 APPFOLIO
• 2026-02-04 Listed for Rent $1,400 APPFOLIO
• 2024-06-23 Rental Removed $1,500 APPFOLIO
• 2024-06-20 Listed for Rent $1,500 APPFOLIO
• 2024-06-16 Rental Removed $1,500 APPFOLIO
• 2024-06-14 Listed for Rent $1,500 APPFOLIO
• 2023-08-21 Sold (Public Records) $138,503 Public Records
• 2021-08-20 Sold (Public Records) $132,000 Public Records
• 2021-08-19 Sold (MLS) $109,900 RCAOR
• 2021-08-09 Listed $119,900 RCAOR
• 2019-02-06 Sold (Public Records) $58,000 Public Records
• 2019-02-06 Sold (MLS) $58,000 REALTRACS as Distributed by MLS Grid
• 2019-02-06 Sold (MLS) $58,000 RCAOR
• 2019-01-28 Listed $63,500 RCAOR
• 2019-01-28 Listed $63,500 REALTRACS as Distributed by MLS Grid
• 1996-09-25 Sold (Public Records) $37,700 Public Records

Property tax history

+4.0%/yr

Latest (2025): $931 · +18.0% YoY. Source: county tax records.