187 Bramblewood Dr · Selmer, TN 38375

$100,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 295 Days on market

Built 1982 0.50 ac lot $99/sqft · 41% below area Est $200k · 50% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investor Opportunity in Selmer, TN! Discover the potential of 187 Bramblewood Dr, a great investment opportunity located in a quiet, established neighborhood in the heart of Selmer. This 3-bedroom, 1.5-bath home features a practical layout, a large yard, and solid structure—making it ideal for renovation, rental income, or resale. Whether you’re a seasoned investor or looking for your next flip project, this property offers great upside with room to add value. Conveniently located near local schools, shopping, and highway access, it’s a smart addition to any portfolio. Cash or conventional loan only. Sold as-is. No FHA or VA financing. Bring your vision and transform this property into something special!

Key facts

• Near highway access
• Near shopping
• Large yard

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• LARGE YARD
• SOLID STRUCTURE
• NEAR LOCAL SCHOOLS
• NEAR SHOPPING
• NEAR HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% 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-, schools F, crime 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.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $100k implies a 135% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,000
• List price: $100,000
• Delta: -50.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.3%
• Equity multiple: 3.39×
• Total profit: $66,822
• Equity at exit: $90,088

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $186,957
• Equity at exit: $194,278

Cash invested: $28,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $195

Break-even live

Break-even rent $767

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $251	-5% $223	+0% $195	+5% $166	+10% $138
Rent	-10% $115	-5% $155	+0% $195	+5% $235	+10% $275
Rate	-1.0pp $245	-0.5pp $220	base $195	+0.5pp $169	+1.0pp $142

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $100,000 Active 295 DOM
2. 2026-06-21
   days on market $100,000 Active 294 DOM
3. 2026-06-18
   days on market $100,000 Active 292 DOM
4. 2026-06-17
   days on market $100,000 Active 291 DOM
5. 2026-06-16
   days on market $100,000 Active 290 DOM
6. 2026-06-15
   days on market $100,000 Active 289 DOM
7. 2026-06-13
   days on market $100,000 Active 287 DOM
8. 2026-06-12
   days on market $100,000 Active 286 DOM
9. 2026-06-09
   days on market $100,000 Active 283 DOM
10. 2026-06-08
    days on market $100,000 Active 282 DOM
11. 2026-06-08
    days on market $100,000 Active 281 DOM
12. 2026-06-07
    days on market $100,000 Active 280 DOM
13. 2026-06-03
    days on market $100,000 Active 277 DOM
14. 2026-06-02
    days on market $100,000 Active 276 DOM
15. 2026-06-01
    days on market $100,000 Active 275 DOM
16. 2026-05-31
    days on market $100,000 Active 274 DOM
17. 2025-08-30
    listed $130,000 Active 733-char remark

    Show marketing remark (733 chars)

    Investor Opportunity in Selmer, TN! Discover the potential of 187 Bramblewood Dr, a great investment opportunity located in a quiet, established neighborhood in the heart of Selmer. This 3-bedroom, 1.5-bath home features a practical layout, a large yard, and solid structure—making it ideal for renovation, rental income, or resale. Whether you’re a seasoned investor or looking for your next flip project, this property offers great upside with room to add value. Conveniently located near local schools, shopping, and highway access, it’s a smart addition to any portfolio. Cash or conventional loan only. Sold as-is. No FHA or VA financing. Bring your vision and transform this property into something special!

18. 2012-02-10
    soldstatus $42,500 247-char remark

    Show marketing remark (247 chars)

    This home would be a great starter home! It features 3BR, 1 1/2 BA, wood laminate and linoleum flooring, and CH & A! This home was built in 1982, and also has a large deck for family enjoyment! Great Price on this one!!! Don't let it get away!

19. 2012-01-20
    historical 247-char remark

    Show marketing remark (247 chars)

    This home would be a great starter home! It features 3BR, 1 1/2 BA, wood laminate and linoleum flooring, and CH & A! This home was built in 1982, and also has a large deck for family enjoyment! Great Price on this one!!! Don't let it get away!

20. 2010-11-19
    listed $52,500 247-char remark

    Show marketing remark (247 chars)

    This home would be a great starter home! It features 3BR, 1 1/2 BA, wood laminate and linoleum flooring, and CH & A! This home was built in 1982, and also has a large deck for family enjoyment! Great Price on this one!!! Don't let it get away!

21. 2010-11-05
    soldstatus $32,000
22. 2010-10-30
    historical
23. 2010-10-15
    listed $39,900
24. 2006-03-30
    soldstatus $51,500
25. 2006-03-30
    soldstatus $51,500
26. 2006-03-16
    historical
27. 2006-02-15
    listed $55,000
28. 1998-03-27
    soldstatus $39,000

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$236/yr (+$20/mo · 49.7%)

ⓘ 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 16% 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: $12,156
• − Mortgage interest: −$5,602
• − Property taxes: −$474
• − Insurance: −$500
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,909
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,161/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

+233.3% since first listed

12 events — show timeline

• 2025-08-30 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2012-02-10 Sold (MLS) $42,500 Memphis Area Association of Realtors(R) MLS
• 2012-01-20 Delisted — Memphis Area Association of Realtors(R) MLS
• 2010-11-19 Listed $52,500 Memphis Area Association of Realtors(R) MLS
• 2010-11-05 Sold (MLS) $32,000 Memphis Area Association of Realtors(R) MLS
• 2010-10-30 Delisted — Memphis Area Association of Realtors(R) MLS
• 2010-10-15 Listed $39,900 Memphis Area Association of Realtors(R) MLS
• 2006-03-30 Sold (Public Records) $51,500 Public Records
• 2006-03-30 Sold (MLS) $51,500 Memphis Area Association of Realtors(R) MLS
• 2006-03-16 Delisted — Memphis Area Association of Realtors(R) MLS
• 2006-02-15 Listed $55,000 Memphis Area Association of Realtors(R) MLS
• 1998-03-27 Sold (Public Records) $39,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $474 · +0.0% YoY. Source: county tax records.