132 Wind Curve Cir · Lafayette, TN 37083

$229,900

4 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 187 Days on market

Built 1979 0.57 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Super Cute 4 Bedroom 1 Bath home in a Great Location! Home Features and Large open Living Room and Kitchen with alot of pretty cabinets - Windows, Cabinets, & Roof are only 2 years old. This is alot of house for the money. .. . And all this sitting on a beautiful lot with beautiful mature trees.

Key facts

• Large open kitchen
• 0.57 acre lot
• Garage

Tags

• LARGE OPEN LIVING ROOM
• LARGE OPEN KITCHEN
• WINDOWS ARE ONLY 2 YEARS OLD
• CABINETS ARE ONLY 2 YEARS OLD
• ROOF IS ONLY 2 YEARS OLD

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (total 1 parking space)
• Utilities: Public water available; Septic tank; Water available
• Home design: Single-family residence; One story; Brick construction
• Construction: Brick exterior; Approximate year built; One level
• Exterior features: Covered porch; Level lot; Lot dimensions approximately 100 x 243 (irregular)

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom approx. 17 x 30; Second bedroom approx. 13 x 13; Third bedroom approx. 12 x 12; Fourth bedroom approx. 12 x 9
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air; Basement (other); Stainless steel appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (approx. 13 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (19.6% below list).
• Recommended offer: $185k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 175 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $230k implies a 217% gain — meaningful room to come down on a strong offer.

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 $184,897 (19.6% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $131,804
• Equity at exit: $207,112

10-year hold

• IRR: 22.6%
• Equity multiple: 6.94×
• Total profit: $382,635
• Equity at exit: $446,645

Cash invested: $64,372 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 175
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $105

Break-even live

Break-even rent $1,716

Max offer price $229,900

Occupancy floor 89%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $229,900 Active 187 DOM
2. 2026-06-17
   days on market $229,900 Active 186 DOM
3. 2026-06-16
   days on market $229,900 Active 185 DOM
4. 2026-06-15
   days on market $229,900 Active 184 DOM
5. 2026-06-13
   days on market $229,900 Active 182 DOM
6. 2026-06-12
   days on market $229,900 Active 181 DOM
7. 2026-06-09
   days on market $229,900 Active 178 DOM
8. 2026-06-08
   days on market $229,900 Active 177 DOM
9. 2026-06-08
   days on market $229,900 Active 176 DOM
10. 2026-06-07
    days on market $229,900 Active 175 DOM
11. 2026-06-03
    days on market $229,900 Active 172 DOM
12. 2026-06-02
    days on market $229,900 Active 171 DOM
13. 2026-06-01
    days on market $229,900 Active 170 DOM
14. 2026-05-31
    days on market $229,900 Active 169 DOM
15. 2026-03-26
    price $229,900
16. 2026-03-26
    status Active
17. 2026-03-18
    status Pending
18. 2026-02-17
    price $239,900
19. 2025-12-05
    listed $249,900 Active
20. 2006-01-03
    soldstatus $72,500
21. 2005-10-17
    soldstatus $115,000
22. 2000-02-14
    soldstatus $55,000
23. 1997-04-18
    soldstatus $55,000
24. 1992-05-09
    soldstatus $33,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$985/yr (+$82/mo · 152.3%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,188
• − Mortgage interest: −$12,878
• − Property taxes: −$647
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$6,688
• Taxable loss: −$2,725
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,918/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

+596.7% since first listed

10 events — show timeline

• 2026-03-26 Price Changed $229,900 REALTRACS as Distributed by MLS Grid
• 2026-03-26 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-18 Pending — REALTRACS as Distributed by MLS Grid
• 2026-02-17 Price Changed $239,900 REALTRACS as Distributed by MLS Grid
• 2025-12-05 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2006-01-03 Sold (Public Records) $72,500 Public Records
• 2005-10-17 Sold (Public Records) $115,000 Public Records
• 2000-02-14 Sold (Public Records) $55,000 Public Records
• 1997-04-18 Sold (Public Records) $55,000 Public Records
• 1992-05-09 Sold (Public Records) $33,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $647 · +0.0% YoY. Source: county tax records.