1085 Madie Rd · Ridgely, TN 38080

$119,000

3 bd · 2.0 ba · 982 sqft · SingleFamily public records · 10 Days on market

Built 2007 10,019 sqft lot

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Why this score? — see what drove the D- 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 +12.7/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Appreciation +3.4/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Super nice 3BR, 1BA home on Shady corner lot in the country. Built in 2007 - looks like new. Price includes stove, fridge, washer, dryer, and blinds. Carpet looks like new. A Must see to appreciate how good it looks.

Key facts

• 0.23 acre lot
• Built 2007
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot with many trees; Paved road frontage; Lot dimensions approximately 113 x 87

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified separately)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Blinds on windows; Fireplace (1) — no additional fireplace features listed; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-13 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (23.9% below list).
• Recommended offer: $91k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#272 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Lake County (rural): math 11% / reading 14% proficiency, ranked #135 of 139 in TN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 3 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $90,541 (23.9% 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. 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. 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?
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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.0

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-20,125
• Equity at exit: $17,743

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-18,733
• Equity at exit: $10,289

Cash invested: $33,320 (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 38080

• Home prices YoY: -1.7%
• Active inventory: 21
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-13

Break-even live

Break-even rent $921

Max offer price $116,787

Occupancy floor 96%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $119,000 Active 10 DOM
2. 2026-06-17
   days on market $119,000 Active 9 DOM
3. 2026-06-16
   days on market $119,000 Active 8 DOM
4. 2026-06-15
   days on market $119,000 Active 7 DOM
5. 2026-06-13
   days on market $119,000 Active 5 DOM
6. 2026-06-12
   days on market $119,000 Active 4 DOM
7. 2026-06-09
   remarks 216-char remark
8. 2026-06-09
   listed $119,000 Active 1 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: $650 · $54/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$195/yr (+$16/mo · 30.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,865
• − Mortgage interest: −$6,666
• − Property taxes: −$650
• − Insurance: −$595
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$3,462
• Taxable loss: −$2,246
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $389/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: Lake County
• NCES district ID: 4702280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 14% ▼ -9.00%
• Median HH income: $29,058
• Composite: 9.69/100
• National rank: #9833
• State rank: #135 of 139 in TN

Livability — Ridgely

• Score: 60/100
• State rank: #272
• US rank: #19162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,492

Population outlook (Lake County) Hauer SSP2

• Today (2025): 7,234 people
• By 2030: 7,045 · -2.6%
• By 2040: 6,848 · -5.3%
• By 2050: 6,681 · -7.6%
• By 2075: 5,629 · -22.2%
• By 2100: 4,211 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+54.9) · D 22.1% · R 77.0%
• 2008→2024 swing: -48.1pp toward R · 2008: -6.7pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+47.5 2016: R+39.6 2012: R+13.4 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.11%
• Current HPI: 178.0147
• 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

1 event — show timeline

• 2026-06-08 Listed $119,000 RRAR as distributed by MLS GRID

Property tax history

+7.3%/yr

Latest (2025): $650 · +0.0% YoY. Source: county tax records.