416 N Mccombs St · Martin, TN 38237

$121,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 100 Days on market

Built 1948 10,454 sqft lot $102/sqft · 18% above area Est $158k · 23% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must-see! Great starter home, located near historical downtown Martin. Buyer is responsible for checking square footage and acreage. Listing agency is not responsible for inaccuracies.

Key facts

• 0.24 acre lot
• Built 1948
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $110k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in Martin — 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 75/100 on livability (#15 in TN, #4,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, commute F, employment F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $121k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1948 — 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 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $157,874
• List price: $121,000
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Fulton St	0.12mi	2/1.0 (-1)	1,086 (-8%)	11mo	$60,000	$55	66
111 Walters Ave	0.17mi	2/1.0 (-1)	1,108 (-7%)	17mo	$140,000	$126	62
110 Carter St	0.61mi	3/2.0	1,168 (-2%)	8mo	$100,000	$86	59
518 K St	0.53mi	3/1.0	1,352 (+14%)	0mo	$190,000	$141	52
309 Summer St	0.73mi	2/1.0 (-1)	1,359 (+15%)	6mo	$156,000	$115	32
218 Elm St	0.69mi	2/1.0 (-1)	1,008 (-15%)	15mo	$120,000	$119	26

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,769
• Equity at exit: $18,041

10-year hold

• IRR: 11.0%
• Equity multiple: 1.85×
• Total profit: $28,963
• Equity at exit: $10,462

Cash invested: $33,880 (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 38237

• Home prices YoY: -16.5%
• Active inventory: 85
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $336

Break-even live

Break-even rent $939

Max offer price $121,000

Occupancy floor 70%

Sensitivity live

Price	-10% $405	-5% $370	+0% $336	+5% $302	+10% $268
Rent	-10% $228	-5% $282	+0% $336	+5% $390	+10% $444
Rate	-1.0pp $397	-0.5pp $367	base $336	+0.5pp $305	+1.0pp $273

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $121,000 Active 100 DOM
2. 2026-06-18
   days on market $121,000 Active 99 DOM
3. 2026-06-17
   days on market $121,000 Active 98 DOM
4. 2026-06-16
   days on market $121,000 Active 97 DOM
5. 2026-06-15
   days on market $121,000 Active 96 DOM
6. 2026-06-14
   days on market $121,000 Active 94 DOM
7. 2026-06-12
   days on market $121,000 Active 93 DOM
8. 2026-06-09
   days on market $121,000 Active 90 DOM
9. 2026-06-08
   days on market $121,000 Active 89 DOM
10. 2026-06-07
    days on market $121,000 Active 88 DOM
11. 2026-06-04
    days on market $121,000 Active 84 DOM
12. 2026-06-02
    days on market $121,000 Active 83 DOM
13. 2026-06-01
    days on market $121,000 Active 82 DOM
14. 2026-05-31
    days on market $121,000 Active 81 DOM
15. 2026-05-31
    days on market $121,000 Active 80 DOM
16. 2026-04-28
    price $121,000 186-char remark

    Show marketing remark (186 chars)

    A must-see! Great starter home, located near historical downtown Martin. Buyer is responsible for checking square footage and acreage. Listing agency is not responsible for inaccuracies.

17. 2026-03-11
    listed $127,777 Active 186-char remark

    Show marketing remark (186 chars)

    A must-see! Great starter home, located near historical downtown Martin. Buyer is responsible for checking square footage and acreage. Listing agency is not responsible for inaccuracies.

18. 2026-02-21
    price $127,777
19. 2025-12-17
    price $135,000
20. 2025-11-02
    price $138,999
21. 2016-02-29
    soldstatus $60,600
22. 2012-02-06
    soldstatus $45,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$174/yr (+$15/mo · 25.4%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,379
• − Mortgage interest: −$6,778
• − Property taxes: −$685
• − Insurance: −$605
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,520
• Taxable income: $2,170
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,514/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Martin

• Score: 75/100
• State rank: #15
• US rank: #4330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, TN
• County: Weakley County · 15,627 people
• City population: 15,627
• Metro: Martin, TN
• Population (ZIP): 15,627
• Household income: $51,670
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 636.0

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.05%
• Current HPI: 233.76
• Rent YoY: —
• Metro: Martin, 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

+168.9% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $121,000 RRAR as distributed by MLS GRID
• 2026-03-11 Listed $127,777 RRAR as distributed by MLS GRID
• 2026-02-21 Price Changed $127,777 RRAR as distributed by MLS GRID
• 2025-12-17 Price Changed $135,000 RRAR as distributed by MLS GRID
• 2025-11-02 Price Changed $138,999 RRAR as distributed by MLS GRID
• 2016-02-29 Sold (Public Records) $60,600 Public Records
• 2012-02-06 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $685 · +9.1% YoY. Source: county tax records.