21 Covington St · Stanton, TN 38069

$214,900

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 42 Days on market

Built 1950 Good condition 0.88 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 +20.7/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Perfect for Blue Oval workers! Church-owned property, now available for purchase as-is! Large living room w/ gas FP (not guaranteed), 12x12 kitchen with vinyl floor, built in microwave (no stove), breakfast bar & sep 10x10 brkfst rm, walk in pantry, +newer cabinets. 2 BR, 1 full bath, bonus room/sunporch w/ ceiling fan adjoins half bath w/ toiler & sink + washer/dryer connections OR can be converted to laundry room. Large 0.83 ac lot. Central heat/air. Newer elec. HW water.

Key facts

• Shaded lot
• Gas water heater
• Gas central unit

Tags

• GAS CENTRAL UNIT
• GAS WATER HEATER
• HARDWOOD FLOORS
• GAS FIREPLACE
• EAT-IN KITCHEN
• SHADED LOT

Property features AI

Exterior

• Parking: Attached garage (garage faces front); 3 total parking spaces, including 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available
• Home design: Single-family residence; One level / single-story; Raised foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Rain gutters; Front porch; Partial chain-link fencing

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops; Pantry; Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $291 ($3k/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 $203k (5.7% below list).
• Recommended offer: $203k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#291 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Haywood County (town): math 4% / reading 10% proficiency, ranked #137 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 22 units permitted in Haywood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (9.0% local appreciation)).
• Haywood County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 6 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 $135k; list at $215k implies a 59% 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,558 (5.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.00×
• Total profit: $120,540
• Equity at exit: $177,666

10-year hold

• IRR: 23.4%
• Equity multiple: 6.60×
• Total profit: $337,198
• Equity at exit: $367,363

Cash invested: $60,172 (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 38069

• Home prices YoY: 3.4%
• Active inventory: 23
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $291

Break-even live

Break-even rent $1,657

Max offer price $214,900

Occupancy floor 81%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 S Main St Stanton, TN	2.0	1.0	1083	$1,850	$1.71	1d	1	0.18mi
105 Hillcrest St Stanton, TN	2.0	1.0	1200	$2,900	$2.42	23d	1	0.45mi
34 S Main St Stanton, TN	2.0	1.0	900	$1,200	$1.33	2d	1	0.50mi
34 S Main St Stanton, TN	3.0	2.0	1600	$2,100	$1.31	23d	1	0.50mi

Listing history 30 events

1. 2026-06-19
   days on market $214,900 Active 42 DOM
2. 2026-06-18
   days on market $214,900 Active 41 DOM
3. 2026-06-17
   days on market $214,900 Active 40 DOM
4. 2026-06-16
   days on market $214,900 Active 39 DOM
5. 2026-06-15
   days on market $214,900 Active 38 DOM
6. 2026-06-14
   days on market $214,900 Active 36 DOM
7. 2026-06-13
   days on market $214,900 Active 35 DOM
8. 2026-06-10
   days on market $214,900 Active 33 DOM
9. 2026-06-09
   days on market $214,900 Active 32 DOM
10. 2026-06-08
    days on market $214,900 Active 31 DOM
11. 2026-06-07
    days on market $214,900 Active 30 DOM
12. 2026-06-03
    days on market $214,900 Active 26 DOM
13. 2026-06-02
    days on market $214,900 Active 25 DOM
14. 2026-06-01
    days on market $214,900 Active 24 DOM
15. 2026-05-31
    days on market $214,900 Active 23 DOM
16. 2026-05-30
    days on market $214,900 Active 22 DOM
17. 2026-05-08
    listed $214,900 Active 830-char remark
18. 2025-10-09
    historical $2,150
19. 2025-06-20
    listed $2,150
20. 2025-05-30
    historical $2,150
21. 2025-05-13
    listed $2,150
22. 2025-04-11
    historical $2,150
23. 2025-02-01
    listed $2,150
24. 2023-11-29
    soldstatus $135,000
25. 2023-11-27
    soldstatus $135,000 Closed 490-char remark

    Show marketing remark (511 chars)

    PERFECT for Blue Oval Workers! Church-owned property, now available for purchase AS-IS! Large Liv Rm w/ Gas FP (not guaranteed - has not been used recently). 12x12 Kitchen w/ Vinyl Floor, Built-In Microwave (No stove), Breakfast Bar & Sep 10x10 Brkfst Rm, Walk-In Pantry +19 Newer Cabinets. 2 BRs, 1 Full Bath, Bonus Rm/Sunporch w/ Ceiling Fan adjoins Half Bath w/ Toilet & Sink + Washer/Dryer Connections OR can be converted to Laundry Room. Lg . 83 ac lot! Central Heat/Air. Newer Elec. HW Heater.

26. 2023-11-27
    soldstatus $135,000 Closed

    Show marketing remark (511 chars)

    PERFECT for Blue Oval Workers! Church-owned property, now available for purchase AS-IS! Large Liv Rm w/ Gas FP (not guaranteed - has not been used recently). 12x12 Kitchen w/ Vinyl Floor, Built-In Microwave (No stove), Breakfast Bar & Sep 10x10 Brkfst Rm, Walk-In Pantry +19 Newer Cabinets. 2 BRs, 1 Full Bath, Bonus Rm/Sunporch w/ Ceiling Fan adjoins Half Bath w/ Toilet & Sink + Washer/Dryer Connections OR can be converted to Laundry Room. Lg . 83 ac lot! Central Heat/Air. Newer Elec. HW Heater.

27. 2023-10-21
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Perfect for Blue Oval workers! Church-owned property, now available for purchase as-is! Large living room w/ gas FP (not guaranteed), 12x12 kitchen with vinyl floor, built in microwave (no stove), breakfast bar & sep 10x10 brkfst rm, walk in pantry, +newer cabinets. 2 BR, 1 full bath, bonus room/sunporch w/ ceiling fan adjoins half bath w/ toiler & sink + washer/dryer connections OR can be converted to laundry room. Large 0.83 ac lot. Central heat/air. Newer elec. HW water.

28. 2023-10-20
    historical CT Insp - Inspection Contingency

    Show marketing remark (511 chars)

    PERFECT for Blue Oval Workers! Church-owned property, now available for purchase AS-IS! Large Liv Rm w/ Gas FP (not guaranteed - has not been used recently). 12x12 Kitchen w/ Vinyl Floor, Built-In Microwave (No stove), Breakfast Bar & Sep 10x10 Brkfst Rm, Walk-In Pantry +19 Newer Cabinets. 2 BRs, 1 Full Bath, Bonus Rm/Sunporch w/ Ceiling Fan adjoins Half Bath w/ Toilet & Sink + Washer/Dryer Connections OR can be converted to Laundry Room. Lg . 83 ac lot! Central Heat/Air. Newer Elec. HW Heater.

29. 2023-10-17
    listed $145,000 Active 490-char remark

    Show marketing remark (511 chars)

    PERFECT for Blue Oval Workers! Church-owned property, now available for purchase AS-IS! Large Liv Rm w/ Gas FP (not guaranteed - has not been used recently). 12x12 Kitchen w/ Vinyl Floor, Built-In Microwave (No stove), Breakfast Bar & Sep 10x10 Brkfst Rm, Walk-In Pantry +19 Newer Cabinets. 2 BRs, 1 Full Bath, Bonus Rm/Sunporch w/ Ceiling Fan adjoins Half Bath w/ Toilet & Sink + Washer/Dryer Connections OR can be converted to Laundry Room. Lg . 83 ac lot! Central Heat/Air. Newer Elec. HW Heater.

30. 2023-10-17
    listed $145,000 Active

    Show marketing remark (511 chars)

    PERFECT for Blue Oval Workers! Church-owned property, now available for purchase AS-IS! Large Liv Rm w/ Gas FP (not guaranteed - has not been used recently). 12x12 Kitchen w/ Vinyl Floor, Built-In Microwave (No stove), Breakfast Bar & Sep 10x10 Brkfst Rm, Walk-In Pantry +19 Newer Cabinets. 2 BRs, 1 Full Bath, Bonus Rm/Sunporch w/ Ceiling Fan adjoins Half Bath w/ Toilet & Sink + Washer/Dryer Connections OR can be converted to Laundry Room. Lg . 83 ac lot! Central Heat/Air. Newer Elec. HW Heater.

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$417/yr (+$35/mo · 37.6%)

ⓘ 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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,307
• − Mortgage interest: −$12,038
• − Property taxes: −$1,109
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$6,252
• Taxable loss: −$55
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,509/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.

Condition & rehab AI · 12 photos

Good 75/100 None rehab

This 1,505 sq. ft. home at 21 Covington St is move-in ready with updated kitchens and bathrooms, fresh paint, and a well-maintained exterior. It offers a good investment opportunity for strategic buyers looking to stay close to the new Ford development.

Value-add opportunities

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both new flooring — Replacing worn-out flooring can significantly improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both new flooring — Replacing worn-out flooring can significantly improve the home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haywood County
• NCES district ID: 4701770
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $34,095
• Composite: 5.6/100
• National rank: #10024
• State rank: #137 of 139 in TN

Livability — Stanton

• Score: 59/100
• State rank: #291
• US rank: #20429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, TN
• Population (ZIP): 2,581

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 16,649 people
• By 2030: 15,733 · -5.5%
• By 2040: 13,718 · -17.6%
• By 2050: 11,876 · -28.7%
• By 2075: 8,673 · -47.9%
• By 2100: 7,001 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 43% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Haywood

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -20.9pp toward R · 2008: 21.3pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+9.0 2016: D+10.2 2012: D+21.2 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.97%
• Current HPI: 272.0901
• 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

+48.2% since first listed

14 events — show timeline

• 2026-05-08 Listed $214,900 CWTAR
• 2025-10-09 Rental Removed $2,150 RENTEC
• 2025-06-20 Listed for Rent $2,150 RENTEC
• 2025-05-30 Rental Removed $2,150 RENTEC
• 2025-05-13 Listed for Rent $2,150 RENTEC
• 2025-04-11 Rental Removed $2,150 RENTEC
• 2025-02-01 Listed for Rent $2,150 RENTEC
• 2023-11-29 Sold (Public Records) $135,000 Public Records
• 2023-11-27 Sold (MLS) $135,000 Memphis Area Association of Realtors(R) MLS
• 2023-11-27 Sold (MLS) $135,000 CWTAR
• 2023-10-21 Pending — CWTAR
• 2023-10-20 Contingent — Memphis Area Association of Realtors(R) MLS
• 2023-10-17 Listed $145,000 Memphis Area Association of Realtors(R) MLS
• 2023-10-17 Listed $145,000 CWTAR

Property tax history

+6.7%/yr

Latest (2025): $1,109 · +6.7% YoY. Source: county tax records.