540 Rolling Oak Dr · Big Sandy, TN 38221

$250,000

8 bd · 5.0 ba · 3,888 sqft · MultiFamily · 58 Days on market

Built 1980 Fair condition

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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 +20.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

7.10 beautiful acres, with 3 homes. The main home is two story, 1680 heated sq feet. Main level has 2 bedrooms, 1 bath. Upstairs are additional living quarters, 1 bd, 1 bath, combo kitchen, dining room & living room. Great for mother-law suite, are for grown children that have moved back home. New appliances upstairs & downstairs. Built 2005. Home #2 is two single wide mobile homes that have been attached, with 3 bd 2 ba. 1,728 heated sq feet. Home #3 is a 1 bd, 1 bath 480 sq foot cabin. Built 1980. Homes 2 & 3 are both rented and bring in approximately $1,000 per month. Shared well at main house. Sellers charge renters $25 per month to use well. Property features two ponds stocked with bass. Two tractor trailers that stay with property. Main house has metal storage building. In Rolling Oak Estates with some restrictions. Per seller you can have chickens and other livestock. Livestock will need to be penned. Deer & other wildlife have been seen on the property. Selling As Is.

Key facts

• Two ponds
• New appliances
• Two story

Tags

• TWO STORY
• NEW APPLIANCES
• SHARED WELL
• TWO PONDS
• METAL STORAGE BUILDING
• DEER AND OTHER WILDLIFE

Property features AI

Finance

• Financial info: Gross income: $1,000; Net operating income: $1,000; Owner pays: none; Tenants pay: cable TV, electricity, water

Exterior

• Parking: Four total off-street/open parking spaces
• Utilities: Well water; Septic tank; Electricity available
• Home design: Triplex; One level
• Construction: Vinyl siding; Wood siding; Existing structure
• Exterior features: Lot approximately 7.10 acres; Attached property; Residential income property (triplex)

Interior

• Bedrooms: Two 3-bedroom units; One 1-bedroom unit
• Flooring: Laminate
• Bathrooms: Two 2-bath units; One 1-bath unit
• Heating & cooling: Electric heating; Cooling system (other)
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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: 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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.34×
• Total profit: $93,889
• Equity at exit: $156,605

10-year hold

• IRR: 19.5%
• Equity multiple: 4.70×
• Total profit: $259,005
• Equity at exit: $283,516

Cash invested: $70,000 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,628 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $348

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $521	-5% $435	+0% $348	+5% $262	+10% $176
Rent	-10% $141	-5% $245	+0% $348	+5% $452	+10% $556
Rate	-1.0pp $474	-0.5pp $412	base $348	+0.5pp $284	+1.0pp $218

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$2,628
Total (2 units)			$2,628

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $250,000 Active 58 DOM
2. 2026-06-18
   days on market $250,000 Active 56 DOM
3. 2026-06-17
   days on market $250,000 Active 55 DOM
4. 2026-06-16
   days on market $250,000 Active 54 DOM
5. 2026-06-15
   days on market $250,000 Active 53 DOM
6. 2026-06-13
   days on market $250,000 Active 51 DOM
7. 2026-06-12
   days on market $250,000 Active 50 DOM
8. 2026-06-09
   days on market $250,000 Active 47 DOM
9. 2026-06-08
   days on market $250,000 Active 46 DOM
10. 2026-06-08
    days on market $250,000 Active 45 DOM
11. 2026-06-07
    days on market $250,000 Active 44 DOM
12. 2026-06-04
    days on market $250,000 Active 41 DOM
13. 2026-06-02
    days on market $250,000 Active 40 DOM
14. 2026-06-01
    days on market $250,000 Active 39 DOM
15. 2026-05-31
    days on market $250,000 Active 38 DOM
16. 2026-04-24
    listed $250,000 Active
17. 2026-04-23
    listed $250,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    7.10 beautiful acres, with 3 homes. The main home is two story, 1680 heated sq feet. Main level has 2 bedrooms, 1 bath. Upstairs are additional living quarters, 1 bd, 1 bath, combo kitchen, dining room & living room. Great for mother-law suite, are for grown children that have moved back home. New appliances upstairs & downstairs. Built 2005. Home #2 is two single wide mobile homes that have been attached, with 3 bd 2 ba. 1,728 heated sq feet. Home #3 is a 1 bd, 1 bath 480 sq foot cabin. Built 1980. Homes 2 & 3 are both rented and bring in approximately $1,000 per month. Shared well at main house. Sellers charge renters $25 per month to use well. Property features two ponds stocked with bass. Two tractor trailers that stay with property. Main house has metal storage building. In Rolling Oak Estates with some restrictions. Per seller you can have chickens and other livestock. Livestock will need to be penned. Deer & other wildlife have been seen on the property. Selling As Is.

18. 2026-03-13
    historical
19. 2025-12-22
    status Active
20. 2025-12-13
    historical Active Under Contract
21. 2025-09-15
    listed $250,000 Active
22. 2025-09-14
    listed $250,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $31,536
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$7,273
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $4,130/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to improve its condition and increase its value. Repairs to the roof, exterior siding, and windows are necessary, along with painting the interior walls. The property is currently rented and generates income, but improvements will enhance its overall value and rental potential.

Repairs flagged

• Major roof — visible wear and tear
• Major exterior siding — weathered and peeling
• Major interior walls — discoloration and potential water damage
• Major windows — potential drafts and heat loss

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both repair roof — prevents further damage and improves value
• Both replace exterior siding — enhances curb appeal and value
• Both replace windows — improves energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
interior walls · discoloration and potential water damage	Major	$15,000–50,000
windows · potential drafts and heat loss	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both repair roof — prevents further damage and improves value ↑
• Both replace exterior siding — enhances curb appeal and value ↑
• Both replace windows — improves energy efficiency and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Big Sandy

• Score: 58/100
• State rank: #315
• US rank: #21412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,046

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 230.2855
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-24 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2026-04-23 Listed $250,000 TVAR
• 2026-03-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-09-15 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2025-09-14 Listed $250,000 TVAR