34 S Lincoln Rd · Fayetteville, TN 37334

$339,000

6 bd · 2.0 ba · 3,024 sqft · MultiFamily public records · 240 Days on market

Built 1950 0.68 ac 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

Key facts

• Remodeled duplex
• Modern updates
• Instant income

Tags

• REMODELED DUPLEX
• MODERN UPDATES
• BRIGHT OPEN LIVING SPACES
• MOVE-IN-READY APPEAL
• INSTANT INCOME

Property features AI

Finance

• Other: Property type: Residential income (duplex)
• Financial info: Property operates as two units; Gross income: $1,100; Net operating income: $1,100; Tenants pay cable TV, electricity, gas, trash collection, and water

Exterior

• Parking: Attached 2-car garage; Garage faces front; 2 covered parking spaces (total 2)
• Utilities: Private water; Septic tank; Electricity available; Water available
• Home design: Duplex (residential income); Attached property; One story; Zoned commercial
• Construction: Vinyl siding construction; Shingle roof; Renovated
• Exterior features: Vinyl siding; 196 x 152 irregular lot dimensions

Interior

• Bedrooms: Two 3-bedroom units
• Flooring: Laminate
• Bathrooms: Each unit with 1 bathroom
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Laminate flooring; Central heating; Central electric air conditioning
• Laundry & utility: Individual laundry in each unit; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive. Per door: $109/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (17.4% below list).
• Recommended offer: $280k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.8% in Fayetteville — 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 63/100 on livability (#204 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Lincoln School (math 43% / reading 38%, grade F, #219 of 952 statewide, top 24%, 652 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 190 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $110k; list at $339k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,900 (17.4% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 17% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 10.1

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-41,208
• Equity at exit: $50,546

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-18,689
• Equity at exit: $29,311

Cash invested: $94,920 (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 37334

• Home prices YoY: -16.9%
• Active inventory: 190
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $2,799 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $218

Break-even live

Break-even rent $2,523

Max offer price $339,000

Occupancy floor 87%

Sensitivity live

Price	-10% $410	-5% $314	+0% $218	+5% $122	+10% $26
Rent	-10% $-3	-5% $108	+0% $218	+5% $329	+10% $439
Rate	-1.0pp $389	-0.5pp $304	base $218	+0.5pp $130	+1.0pp $41

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,800
Total (2 units)			$2,799

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $339,000 Active 240 DOM
2. 2026-06-18
   days on market $339,000 Active 237 DOM
3. 2026-06-17
   days on market $339,000 Active 236 DOM
4. 2026-06-16
   days on market $339,000 Active 235 DOM
5. 2026-06-15
   days on market $339,000 Active 234 DOM
6. 2026-06-14
   days on market $339,000 Active 232 DOM
7. 2026-06-13
   days on market $339,000 Active 231 DOM
8. 2026-06-10
   days on market $339,000 Active 229 DOM
9. 2026-06-09
   days on market $339,000 Active 228 DOM
10. 2026-06-08
    days on market $339,000 Active 227 DOM
11. 2026-06-07
    days on market $339,000 Active 226 DOM
12. 2026-06-03
    days on market $339,000 Active 222 DOM
13. 2026-06-02
    days on market $339,000 Active 221 DOM
14. 2026-06-01
    days on market $339,000 Active 220 DOM
15. 2026-05-31
    days on market $339,000 Active 219 DOM
16. 2026-05-30
    days on market $339,000 Active 218 DOM
17. 2026-02-27
    status Active
18. 2026-02-23
    historical Active Under Contract
19. 2025-10-24
    listed $339,000 Active
20. 2023-06-28
    soldstatus $110,000
21. 2023-06-27
    soldstatus $110,000 Closed 259-char remark

    Show marketing remark (259 chars)

    Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

22. 2023-06-16
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

23. 2023-06-12
    listed $175,000 Active 259-char remark

    Show marketing remark (259 chars)

    Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

24. 2023-06-12
    price $175,000 259-char remark

    Show marketing remark (259 chars)

    Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

25. 2023-06-12
    historical $145,000 259-char remark

    Show marketing remark (259 chars)

    Money making duplex! This jewel has 3 bedrooms and 1 bath per side and each unit has it's own single car garage. Both sides have renters on month to month leases and both have been there for years. 1500sqft+- per side! Buy as is and collect rent immediately.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$1,519/yr (+$127/mo · 171.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,588
• − Mortgage interest: −$18,989
• − Property taxes: −$888
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − Depreciation: −$9,862
• Taxable loss: −$3,220
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $3,391/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Fayetteville

• Score: 63/100
• State rank: #204
• US rank: #16029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,168
• Population (ZIP): 24,168

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.76%
• Current HPI: 288.9104
• 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

+133.8% since first listed

9 events — show timeline

• 2026-02-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-24 Listed $339,000 REALTRACS as Distributed by MLS Grid
• 2023-06-28 Sold (Public Records) $110,000 Public Records
• 2023-06-27 Sold (MLS) $110,000 REALTRACS as Distributed by MLS Grid
• 2023-06-16 Pending — REALTRACS as Distributed by MLS Grid
• 2023-06-12 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2023-06-12 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2023-06-12 Coming Soon $145,000 REALTRACS as Distributed by MLS Grid

Property tax history

+16.0%/yr

Latest (2025): $888 · +0.0% YoY. Source: county tax records.