3002 Sims Rd · Shelbyville, TN 37160

$134,900

2 bd · 1.0 ba · 924 sqft · Other public records · 13 Days on market

Built 1988 0.71 ac 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 1 bath home with a covered front porch has lots of potential. Completely fenced yard, 10x16 mini barn with lean to and electricity to mini barn also, there are 2 window units as backups if you want them, hvac works fine, 2 pallets if vinyl plank flooring that can be installed, and Owners are adding a new patio and more decking also and continuing updates until this is sold.. Come see for yourself this amazing slice of the country. Home is selling as is.

Key facts

• 0.71 acre lot
• Built 1988
• Listed 13 days

Property features AI

Finance

• Other: Lot size approximately 0.71 acres (survey); Living area reported as 980 square feet (agent measured)
• HOA & community: Pets allowed

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Private water; Septic tank; Water available
• Home design: Residential mobile home; One story; Existing structure
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Covered porch; Full yard fencing; Level lot

Interior

• Kitchen: Electric oven and electric range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level); Bedroom sizes approximately 16 x 10 and 13 x 13
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s); Wall/window unit(s)
• Interior features: Great room living area; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.9% vs local median 3.6% in Shelbyville — 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 64/100 on livability (#183 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Bedford County (rural): math 24% / reading 23% proficiency, ranked #97 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Liberty Elementary (math 31% / reading 22%, grade F, #527 of 952 statewide, top 56%, 630 students, 0% FRL); Shelbyville Central High School (math 2% / reading 28%, grade F, #236 of 332 statewide, top 71%, 1,553 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 354 active listings in the ZIP; 630 units permitted in Bedford County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bedford County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,321
• Equity at exit: $20,114

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,930
• Equity at exit: $11,664

Cash invested: $37,772 (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 37160

• Home prices YoY: -23.1%
• Active inventory: 354
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $181

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 82%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   statusdays on market $134,900 Pending 13 DOM
2. 2026-06-02
   days on market $134,900 Active Under Contract 12 DOM
3. 2026-06-01
   days on market $134,900 Active Under Contract 11 DOM
4. 2026-05-31
   days on market $134,900 Active Under Contract 10 DOM
5. 2026-05-30
   days on market $134,900 Active Under Contract 9 DOM
6. 2026-05-13
   historical $134,900 852-char remark
7. 2025-08-29
   soldstatus $107,000
8. 2025-08-28
   soldstatus $107,000 Closed 473-char remark

   Show marketing remark (473 chars)

   This 2 bedroom, 1 bath home with a covered front porch has lots of potential. Completely fenced yard, 10x16 mini barn with lean to and electricity to mini barn also, there are 2 window units as backups if you want them, hvac works fine, 2 pallets if vinyl plank flooring that can be installed, and Owners are adding a new patio and more decking also and continuing updates until this is sold.. Come see for yourself this amazing slice of the country. Home is selling as is.

9. 2025-07-22
   status Pending 473-char remark

   Show marketing remark (473 chars)

   This 2 bedroom, 1 bath home with a covered front porch has lots of potential. Completely fenced yard, 10x16 mini barn with lean to and electricity to mini barn also, there are 2 window units as backups if you want them, hvac works fine, 2 pallets if vinyl plank flooring that can be installed, and Owners are adding a new patio and more decking also and continuing updates until this is sold.. Come see for yourself this amazing slice of the country. Home is selling as is.

10. 2025-06-06
    listed $128,500 Active 473-char remark

    Show marketing remark (473 chars)

    This 2 bedroom, 1 bath home with a covered front porch has lots of potential. Completely fenced yard, 10x16 mini barn with lean to and electricity to mini barn also, there are 2 window units as backups if you want them, hvac works fine, 2 pallets if vinyl plank flooring that can be installed, and Owners are adding a new patio and more decking also and continuing updates until this is sold.. Come see for yourself this amazing slice of the country. Home is selling as is.

11. 2004-01-30
    soldstatus $17,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,908
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,924
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,164/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: Bedford County
• NCES district ID: 4700180
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $41,704
• Composite: 20.03/100
• National rank: #8658
• State rank: #97 of 139 in TN

Livability — Shelbyville

• Score: 64/100
• State rank: #183
• US rank: #14818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bedford County · 38,148 people
• City population: 38,148
• Metro: Shelbyville, TN
• Population (ZIP): 38,148
• Household income: $64,800
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1093.0

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 51,064 people
• By 2030: 52,954 · +3.7%
• By 2040: 56,534 · +10.7%
• By 2050: 59,482 · +16.5%
• By 2075: 65,597 · +28.5%
• By 2100: 68,030 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 11% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 15% Arabic 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -24.5pp toward R · 2008: -33.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.9 2016: R+52.8 2012: R+40.3 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.18%
• Current HPI: 330.802
• Rent YoY: —
• Metro: Shelbyville, 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

+597.1% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $122,000 REALTRACS as Distributed by MLS Grid
• 2026-06-03 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-21 Listed $134,900 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $134,900 REALTRACS as Distributed by MLS Grid
• 2025-08-29 Sold (Public Records) $107,000 Public Records
• 2025-08-28 Sold (MLS) $107,000 REALTRACS as Distributed by MLS Grid
• 2025-07-22 Pending — REALTRACS as Distributed by MLS Grid
• 2025-06-06 Listed $128,500 REALTRACS as Distributed by MLS Grid
• 2004-01-30 Sold (Public Records) $17,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $131 · +0.0% YoY. Source: county tax records.