335 Patterson Rd · Savannah, TN 38372

$79,900

2 bd · 2.0 ba · 2,628 sqft · SingleFamily public records · 37 Days on market

Built 1945 0.78 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Opportunity awaits with this 2 bedroom, 1.5 bath home located in the city limits of Savannah! Conveniently situated near the hospital, shopping, restaurants, and everyday amenities, this property offers great potential for an investor, flipper, or buyer looking to renovate and make it their own. Home is in need of repairs and updates but offers a solid opportunity with its convenient location and usable layout. Bring your vision and turn this fixer-upper into something special! Being sold as-is.

Key facts

• 0.78 acre lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• Other: Lot approximately 0.78 acres (dimensions 237 x 157 x 238 x 145)
• Financial info: $820 annual tax (listed)

Exterior

• Parking: Detached parking; Parking pad; Covered/carport parking for 2 vehicles
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Shingle roof; Other foundation
• Exterior features: Porch; Chain link fencing; Storage outbuilding

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Bedrooms: 2 bedrooms (includes a den and a dining room with the primary bedroom listed as Bedroom 1)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Refrigerator; Range; Oven; Porch
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#47 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools F, crime F.
• Hardin County (rural): math 27% / reading 28% proficiency, ranked #76 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 385 active listings in the ZIP; 24 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Hardin County population projected at -17% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $38k; list at $80k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.33% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 6.3

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: 37.8%
• Equity multiple: 3.91×
• Total profit: $65,182
• Equity at exit: $71,980

10-year hold

• IRR: 32.6%
• Equity multiple: 8.82×
• Total profit: $174,869
• Equity at exit: $155,228

Cash invested: $22,372 (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 38372

• Home prices YoY: 5.5%
• Active inventory: 385
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $340

Break-even live

Break-even rent $634

Max offer price $79,900

Occupancy floor 63%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 37 DOM
2. 2026-06-17
   days on market $79,900 Active 36 DOM
3. 2026-06-16
   days on market $79,900 Active 35 DOM
4. 2026-06-15
   days on market $79,900 Active 34 DOM
5. 2026-06-13
   days on market $79,900 Active 32 DOM
6. 2026-06-12
   days on market $79,900 Active 31 DOM
7. 2026-06-09
   days on market $79,900 Active 28 DOM
8. 2026-06-08
   days on market $79,900 Active 27 DOM
9. 2026-06-08
   days on market $79,900 Active 26 DOM
10. 2026-06-07
    days on market $79,900 Active 25 DOM
11. 2026-06-03
    days on market $79,900 Active 22 DOM
12. 2026-06-02
    days on market $79,900 Active 21 DOM
13. 2026-06-01
    days on market $79,900 Active 20 DOM
14. 2026-05-31
    days on market $79,900 Active 19 DOM
15. 2026-05-12
    listed $79,900 Active 500-char remark

    Show marketing remark (500 chars)

    Opportunity awaits with this 2 bedroom, 1.5 bath home located in the city limits of Savannah! Conveniently situated near the hospital, shopping, restaurants, and everyday amenities, this property offers great potential for an investor, flipper, or buyer looking to renovate and make it their own. Home is in need of repairs and updates but offers a solid opportunity with its convenient location and usable layout. Bring your vision and turn this fixer-upper into something special! Being sold as-is.

16. 2026-05-12
    listed $79,900 Active 500-char remark

    Show marketing remark (500 chars)

    Opportunity awaits with this 2 bedroom, 1.5 bath home located in the city limits of Savannah! Conveniently situated near the hospital, shopping, restaurants, and everyday amenities, this property offers great potential for an investor, flipper, or buyer looking to renovate and make it their own. Home is in need of repairs and updates but offers a solid opportunity with its convenient location and usable layout. Bring your vision and turn this fixer-upper into something special! Being sold as-is.

17. 2024-11-18
    soldstatus $38,200 Closed

    Show marketing remark (444 chars)

    This brick home is situated on a large, level, city lot that is convenient to shopping, schools, & medical facilities. Complete with a cozy living room, eat-in-kitchen, 2 BR, 1.5 BA, laundry room, & bonus space! Enjoy your morning coffee on the front porch, let the pups out to play in the fenced back yard, and store your toys & tools in the large storage building! Just listed for $40,000. Call today to schedule your showing!

18. 2024-11-18
    soldstatus $38,200

    Show marketing remark (444 chars)

    This brick home is situated on a large, level, city lot that is convenient to shopping, schools, & medical facilities. Complete with a cozy living room, eat-in-kitchen, 2 BR, 1.5 BA, laundry room, & bonus space! Enjoy your morning coffee on the front porch, let the pups out to play in the fenced back yard, and store your toys & tools in the large storage building! Just listed for $40,000. Call today to schedule your showing!

19. 2024-10-28
    status Pending

    Show marketing remark (444 chars)

    This brick home is situated on a large, level, city lot that is convenient to shopping, schools, & medical facilities. Complete with a cozy living room, eat-in-kitchen, 2 BR, 1.5 BA, laundry room, & bonus space! Enjoy your morning coffee on the front porch, let the pups out to play in the fenced back yard, and store your toys & tools in the large storage building! Just listed for $40,000. Call today to schedule your showing!

20. 2024-09-09
    listed $40,000 Active

    Show marketing remark (444 chars)

    This brick home is situated on a large, level, city lot that is convenient to shopping, schools, & medical facilities. Complete with a cozy living room, eat-in-kitchen, 2 BR, 1.5 BA, laundry room, & bonus space! Enjoy your morning coffee on the front porch, let the pups out to play in the fenced back yard, and store your toys & tools in the large storage building! Just listed for $40,000. Call today to schedule your showing!

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $12,783
• − Mortgage interest: −$4,476
• − Property taxes: −$586
• − Insurance: −$400
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,324
• Taxable income: $2,952
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,376/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: Hardin County
• NCES district ID: 4701680
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $34,404
• Composite: 22.64/100
• National rank: #8061
• State rank: #76 of 139 in TN

Livability — Savannah

• Score: 71/100
• State rank: #47
• US rank: #7090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, TN
• Population (ZIP): 17,659

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 24,740 people
• By 2030: 23,971 · -3.1%
• By 2040: 22,284 · -9.9%
• By 2050: 20,612 · -16.7%
• By 2075: 17,072 · -31.0%
• By 2100: 13,723 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 5% Slovak 2% Danish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+71.0) · D 14.1% · R 85.1%
• 2008→2024 swing: -28.3pp toward R · 2008: -42.7pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+67.5 2016: R+64.2 2012: R+51.6 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.20%
• Current HPI: 293.51
• 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

+99.8% since first listed

6 events — show timeline

• 2026-05-12 Listed $79,900 REALTRACS as Distributed by MLS Grid
• 2026-05-12 Listed $79,900 Memphis Area Association of Realtors(R) MLS
• 2024-11-18 Sold (MLS) $38,200 REALTRACS as Distributed by MLS Grid
• 2024-11-18 Sold (MLS) $38,200 Memphis Area Association of Realtors(R) MLS
• 2024-10-28 Pending — Memphis Area Association of Realtors(R) MLS
• 2024-09-09 Listed $40,000 Memphis Area Association of Realtors(R) MLS

Property tax history

+2.2%/yr

Latest (2025): $586 · +0.0% YoY. Source: county tax records.