36 Lakeshore Ter #15 · Fairfield Glade, TN 38558

$165,900

2 bd · 3.0 ba · 1,252 sqft · Townhouse public records · 25 Days on market

Built 1973 $269/mo HOA · 14% of rent

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Fairfield Glade condo living at Lakeshore Terrace Condominiums! This 2 bedroom 1.5 bath home boosts an open kitchen, dining room/living room combo. Spacious bedrooms and full bath located on the second floor. The condo has backyard access to the common area and is located across the street from Lake Catherine. Make this your vacation retreat or permanent residence! Water and Trash and Landscaping are included in Condo fees. HVAC is less than 4 years old. Buyer to verify any and all information. Call me today for your personal showing! Great Investment Opportunity. Ask Agent for details.

Key facts

• Backyard access
• Open kitchen
• $269 HOA

Tags

• OPEN KITCHEN
• BACKYARD ACCESS
• HVAC LESS THAN 4 YEARS OLD

Property features AI

Finance

• HOA & community: HOA with monthly fee of $269; Association amenities include golf course and recreation facilities; Association fee covers building exterior, trash, sewer, security, grounds maintenance, and water

Exterior

• Parking: Designated parking
• Security: Security service included in association fees
• Utilities: Public sewer
• Home design: Condominium (attached); Building area recorded as 1,252
• Construction: Wood siding/frame construction
• Exterior features: Level lot; Lake view; Sidewalks (community)

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central cooling; Ceiling fan(s)
• Interior features: Breakfast bar
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $166k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 603 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland 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 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $95k; list at $166k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $163,411 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.15% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-3,210
• Equity at exit: $31,798

10-year hold

• IRR: 6.4%
• Equity multiple: 1.54×
• Total profit: $25,286
• Equity at exit: $26,773

Cash invested: $46,452 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 603
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$69
• HOA: −$269
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $266

Break-even live

Break-even rent $1,573

Max offer price $165,900

Occupancy floor 81%

Sensitivity live

Price	-10% $360	-5% $313	+0% $266	+5% $219	+10% $172
Rent	-10% $115	-5% $191	+0% $266	+5% $342	+10% $417
Rate	-1.0pp $350	-0.5pp $308	base $266	+0.5pp $223	+1.0pp $179

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $269 · $3,228/yr
• Likely covers: watertrashlandscaping

Listing history 36 events

1. 2026-06-21
   days on market $165,900 Active 25 DOM
2. 2026-06-18
   days on market $165,900 Active 23 DOM
3. 2026-06-17
   days on market $165,900 Active 22 DOM
4. 2026-06-16
   days on market $165,900 Active 21 DOM
5. 2026-06-15
   days on market $165,900 Active 20 DOM
6. 2026-06-13
   days on market $165,900 Active 18 DOM
7. 2026-06-12
   days on market $165,900 Active 17 DOM
8. 2026-06-09
   days on market $165,900 Active 14 DOM
9. 2026-06-08
   days on market $165,900 Active 13 DOM
10. 2026-06-08
    days on market $165,900 Active 12 DOM
11. 2026-06-07
    days on market $165,900 Active 11 DOM
12. 2026-06-03
    days on market $165,900 Active 8 DOM
13. 2026-06-02
    days on market $165,900 Active 7 DOM
14. 2026-06-01
    days on market $165,900 Active 6 DOM
15. 2026-05-31
    days on market $165,900 Active 5 DOM
16. 2026-05-26
    listed $165,900 Active
17. 2025-08-04
    historical
18. 2025-06-23
    price $189,900
19. 2025-05-01
    listed $199,900 Active
20. 2025-02-16
    historical
21. 2025-02-07
    listed
22. 2022-05-09
    historical
23. 2022-04-26
    historical Pending - Continue to Show - Financing
24. 2022-04-22
    listed $164,900 Active
25. 2022-04-21
    historical
26. 2020-11-02
    soldstatus $95,000
27. 2020-10-30
    soldstatus $95,000 Closed
28. 2020-10-30
    soldstatus $95,000
29. 2020-10-02
    historical Pending - Continue to Show - Inspection
30. 2020-10-01
    listed $95,000 Active
31. 2015-02-16
    historical
32. 2015-01-28
    listed $105,000 Active
33. 2014-01-31
    listed $110,000
34. 2005-05-16
    soldstatus $89,500
35. 1994-10-01
    soldstatus $41,500
36. 1988-11-01
    soldstatus $39,000

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$768/yr (+$64/mo · 187.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,912
• − Mortgage interest: −$9,293
• − Property taxes: −$410
• − Insurance: −$830
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$3,228
• − Depreciation: −$4,826
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $3,035/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

+325.4% since first listed

21 events — show timeline

• 2026-05-26 Listed $165,900 Knoxville MLS
• 2025-08-04 Listing Removed — Knoxville MLS
• 2025-06-23 Price Changed $189,900 Knoxville MLS
• 2025-05-01 Listed $199,900 Knoxville MLS
• 2025-02-16 Rental Removed — BUILDIUM
• 2025-02-07 Listed for Rent — BUILDIUM
• 2022-05-09 Listing Removed — Knoxville MLS
• 2022-04-26 Contingent — Knoxville MLS
• 2022-04-22 Listed $164,900 Knoxville MLS
• 2022-04-21 Coming Soon — Knoxville MLS
• 2020-11-02 Sold (Public Records) $95,000 Public Records
• 2020-10-30 Sold (MLS) $95,000 REALTRACS as Distributed by MLS Grid
• 2020-10-30 Sold (MLS) $95,000 Knoxville MLS
• 2020-10-02 Contingent — Knoxville MLS
• 2020-10-01 Listed $95,000 Knoxville MLS
• 2015-02-16 Listing Removed — Knoxville MLS
• 2015-01-28 Listed $105,000 Knoxville MLS
• 2014-01-31 Listed $110,000 Knoxville MLS
• 2005-05-16 Sold (Public Records) $89,500 Public Records
• 1994-10-01 Sold (Public Records) $41,500 Public Records
• 1988-11-01 Sold (Public Records) $39,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $410 · +0.0% YoY. Source: county tax records.