110 N Commerce St · Adams, TN 37010

$180,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 16 Days on market

Built 1920 10,018 sqft lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Country Cottage and adjacent lot in the Heart of Adams, Tennessee! Welcome to this delightful 2-bedroom, 1-bath cottage nestled in the center of historic Adams, TN. Offering small-town charm and everyday convenience, this cozy home is within walking distance of local amenities, community events, and the unique attractions that make Adams such a special place to call home. Inside, you’ll find comfortable living spaces filled with warmth and character, while outside a convenient storage shed provides extra room for tools, hobbies, or seasonal items. The manageable lots offer nearly a half acre, making this property ideal for first-time homebuyers, downsizers, investors, or a

Key facts

• Manageable lot
• 0.23 acre lot
• 2 parking spots

Tags

• CONVENIENT STORAGE SHED
• MANAGEABLE LOT

Property features AI

Exterior

• Parking: Two open gravel parking spaces
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story; Renovated
• Construction: Aluminum siding; Metal roof
• Exterior features: Lot about 0.23 acres (approx. 71 x 144 irregular); Water available

Interior

• Kitchen: Kitchen approximately 13 x 13
• Bedrooms: Two bedrooms (both on the main level); Bedroom sizes approximately 13 x 12 and 13 x 9
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Washer and dryer included; Laminate flooring; Central heating; Central air conditioning
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#297 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: Jo Byrns Elementary School (math 37% / reading 37%, grade F, #272 of 952 statewide, top 31%, 363 students, 0% FRL); Jo Byrns High School (math 12% / reading 17%, grade F, #250 of 332 statewide, top 76%, 559 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: 40 active listings in the ZIP; 983 units permitted in Robertson 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 $5k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 8.3

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,291
• Equity at exit: $26,839

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $23,747
• Equity at exit: $15,563

Cash invested: $50,400 (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 37010

• Home prices YoY: -23.7%
• Active inventory: 40
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $361

Break-even live

Break-even rent $1,345

Max offer price $180,000

Occupancy floor 75%

Sensitivity live

Price	-10% $462	-5% $411	+0% $361	+5% $310	+10% $259
Rent	-10% $218	-5% $289	+0% $361	+5% $432	+10% $503
Rate	-1.0pp $451	-0.5pp $406	base $361	+0.5pp $314	+1.0pp $266

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $180,000 Active 16 DOM
2. 2026-06-18
   days on market $180,000 Active 13 DOM
3. 2026-06-17
   days on market $180,000 Active 12 DOM
4. 2026-06-16
   days on market $180,000 Active 11 DOM
5. 2026-06-15
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 8 DOM
7. 2026-06-13
   days on market $180,000 Active 7 DOM
8. 2026-06-09
   days on market $180,000 Active 4 DOM
9. 2026-06-08
   days on market $180,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $180,000 Active 2 DOM

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: +$752/yr (+$63/mo · 143.0%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 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: $21,620
• − Mortgage interest: −$10,083
• − Property taxes: −$526
• − Insurance: −$900
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,236
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,987/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 — Adams

• Score: 59/100
• State rank: #297
• US rank: #20566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, TN
• Population (ZIP): 5,143

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• 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: ▼ -86.74%
• Current HPI: 279.909
• 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

+1614.3% since first listed

5 events — show timeline

• 2026-06-05 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2023-11-22 Sold (Public Records) $55,000 Public Records
• 2011-02-18 Sold (Public Records) $65,800 Public Records
• 1997-12-31 Sold (Public Records) $16,000 Public Records
• 1979-01-01 Sold (Public Records) $10,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $526 · +0.0% YoY. Source: county tax records.