276 Oak St · Selmer, TN 38375

$49,900

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 28 Days on market

Built 1965 0.33 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Great opportunity for investors of all experience levels! This home requires only light cosmetic updates making it an easy project with strong upside!

Key facts

• 0.33 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#363 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, crime F, amenities F.
• Mcnairy County (rural): math 20% / reading 28% proficiency, ranked #100 of 139 in TN (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Selmer Elementary (math 18% / reading 32%, grade F, #541 of 952 statewide, top 57%, 524 students, 0% FRL); Mcnairy Central High School (math 17% / reading 32%, grade F, #129 of 332 statewide, top 43%, 698 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; 52 units permitted in McNairy County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• McNairy County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $50k implies a 85% 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.77% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.61%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $139,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Purdy Rd	0.36mi	3/2.0 (+1)	1,120 (+12%)	12mo	$157,000	$140	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 49.2%
• Equity multiple: 4.68×
• Total profit: $51,353
• Equity at exit: $44,954

10-year hold

• IRR: 42.9%
• Equity multiple: 10.46×
• Total profit: $132,203
• Equity at exit: $96,945

Cash invested: $13,972 (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 38375

• Home prices YoY: 7.8%
• Active inventory: 70
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $380

Break-even live

Break-even rent $402

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $408	-5% $394	+0% $380	+5% $366	+10% $351
Rent	-10% $310	-5% $345	+0% $380	+5% $414	+10% $449
Rate	-1.0pp $405	-0.5pp $392	base $380	+0.5pp $367	+1.0pp $354

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-20
   status Pending
2. 2026-04-02
   price $49,900
3. 2026-03-23
   listed $60,000 Active
4. 2001-12-04
   soldstatus $27,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $10,586
• − Mortgage interest: −$2,795
• − Property taxes: −$418
• − Insurance: −$250
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,452
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $3,601/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: Mcnairy County
• NCES district ID: 4702880
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $33,678
• Composite: 19.64/100
• National rank: #8742
• State rank: #100 of 139 in TN

Livability — Selmer

• Score: 55/100
• State rank: #363
• US rank: #23573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selmer, TN
• City population: 8,398
• Population (ZIP): 8,398

Population outlook (McNairy County) Hauer SSP2

• Today (2025): 25,542 people
• By 2030: 25,040 · -2.0%
• By 2040: 23,906 · -6.4%
• By 2050: 22,623 · -11.4%
• By 2075: 19,372 · -24.2%
• By 2100: 15,795 · -38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 4% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · McNairy

• 2024 margin: Solid R (+68.4) · D 15.3% · R 83.8%
• 2008→2024 swing: -61.4pp toward R · 2008: -7.0pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+63.4 2016: R+59.7 2012: R+44.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.77%
• Current HPI: 287.5383
• 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

+84.8% since first listed

4 events — show timeline

• 2026-04-20 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-02 Price Changed $49,900 REALTRACS as Distributed by MLS Grid
• 2026-03-23 Listed $60,000 REALTRACS as Distributed by MLS Grid
• 2001-12-04 Sold (Public Records) $27,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $418 · +0.0% YoY. Source: county tax records.