1306 W Morris St · Sweetwater, TN 37874

$224,900

4 bd · 2.0 ba · 1,475 sqft · Other · 78 Days on market

Built 2025 0.27 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

Key facts

• 0.27 acre lot
• Built 2025
• Listed 78 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; Building area approximately 1,475 (plans); Lot about 0.27 acres (100m x 130m)
• Construction: Frame construction; Crawl space foundation
• Exterior features: Corner lot; Storage structure; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Other kitchen appliances
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Pantry; Five total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% in Sweetwater — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $225k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $211,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,859
• Equity at exit: $33,533

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $25,752
• Equity at exit: $19,445

Cash invested: $62,972 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $417

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 78%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	23d	1	0.49mi

Listing history 38 events

1. 2026-06-18
   days on market $224,900 Active 78 DOM
2. 2026-06-17
   days on market $224,900 Active 77 DOM
3. 2026-06-16
   days on market $224,900 Active 76 DOM
4. 2026-06-15
   days on market $224,900 Active 75 DOM
5. 2026-06-13
   days on market $224,900 Active 73 DOM
6. 2026-06-12
   days on market $224,900 Active 72 DOM
7. 2026-06-09
   days on market $224,900 Active 69 DOM
8. 2026-06-08
   days on market $224,900 Active 68 DOM
9. 2026-06-08
   days on market $224,900 Active 67 DOM
10. 2026-06-07
    days on market $224,900 Active 66 DOM
11. 2026-06-03
    days on market $224,900 Active 63 DOM
12. 2026-06-02
    days on market $224,900 Active 62 DOM
13. 2026-06-01
    days on market $224,900 Active 61 DOM
14. 2026-05-31
    days on market $224,900 Active 60 DOM
15. 2026-05-22
    price $224,909
16. 2026-05-15
    price $224,990 582-char remark

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

17. 2026-05-15
    price $224,990

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

18. 2026-05-08
    price $224,999 582-char remark

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

19. 2026-05-08
    price $224,999

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

20. 2026-04-22
    price $249,900 582-char remark

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

21. 2026-04-22
    price $249,900

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

22. 2026-04-15
    price $249,909 582-char remark

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

23. 2026-04-15
    price $249,909

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

24. 2026-04-08
    price $249,990
25. 2026-04-01
    listed $249,999 Active

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

26. 2026-04-01
    listed $249,990 Active 582-char remark

    Show marketing remark (582 chars)

    Awesome 2025 Marvel 4 premium from Clayton Homes on a permanent foundation! This home features Clayton upgrades throughout, front porch and back deck, stainless steel appliances that convey, plus a 5 year warranty! Additionally, there's a new storage building included in the back yard, fully wired, with lights, indoor and outdoor outlets, and ready for a hot tub! Don't miss this opportunity to own a 1 year old home, 2 miles off the interstate, only 3 minutes from the hospital, 5 minutes from the schools, low taxes, low utilities, natural gas available at the road, and no HOA!

27. 2023-05-12
    soldstatus $25,000 Closed 377-char remark

    Show marketing remark (377 chars)

    Vacant corner city lot located in charming Sweetwater, TN. This is an old house site with a gravel driveway in place. It's ready for you to build your new home or investment property, and has all utilities: gas, water, sewer, and electricity. Sellers hate to sell, but need to do so. All information taken from tax records. Buyers and/or Buyer agents to verify all information.

28. 2023-04-21
    status Pending 377-char remark

    Show marketing remark (377 chars)

    Vacant corner city lot located in charming Sweetwater, TN. This is an old house site with a gravel driveway in place. It's ready for you to build your new home or investment property, and has all utilities: gas, water, sewer, and electricity. Sellers hate to sell, but need to do so. All information taken from tax records. Buyers and/or Buyer agents to verify all information.

29. 2023-04-21
    listed $25,000 Active 377-char remark

    Show marketing remark (377 chars)

    Vacant corner city lot located in charming Sweetwater, TN. This is an old house site with a gravel driveway in place. It's ready for you to build your new home or investment property, and has all utilities: gas, water, sewer, and electricity. Sellers hate to sell, but need to do so. All information taken from tax records. Buyers and/or Buyer agents to verify all information.

30. 2021-04-21
    soldstatus $15,000 Closed
31. 2021-04-06
    historical Pending - Continue to Show
32. 2021-01-06
    historical
33. 2020-10-26
    listed $16,500 Active
34. 2020-08-22
    historical Pending - Continue to Show
35. 2020-08-20
    listed $16,500 Active
36. 2020-06-20
    historical
37. 2019-01-22
    listed $16,500 Active
38. 2011-11-01
    soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,543
• Taxable income: $1,511
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $4,639/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+1699.3% since first listed

24 events — show timeline

• 2026-05-22 Price Changed $224,909 Knoxville MLS
• 2026-05-15 Price Changed $224,990 GSMAR
• 2026-05-15 Price Changed $224,990 Knoxville MLS
• 2026-05-08 Price Changed $224,999 GSMAR
• 2026-05-08 Price Changed $224,999 Knoxville MLS
• 2026-04-22 Price Changed $249,900 GSMAR
• 2026-04-22 Price Changed $249,900 Knoxville MLS
• 2026-04-15 Price Changed $249,909 GSMAR
• 2026-04-15 Price Changed $249,909 Knoxville MLS
• 2026-04-08 Price Changed $249,990 Knoxville MLS
• 2026-04-01 Listed $249,990 GSMAR
• 2026-04-01 Listed $249,999 Knoxville MLS
• 2023-05-12 Sold (MLS) $25,000 Knoxville MLS
• 2023-04-21 Pending — Knoxville MLS
• 2023-04-21 Listed $25,000 Knoxville MLS
• 2021-04-21 Sold (MLS) $15,000 Knoxville MLS
• 2021-04-06 Contingent — Knoxville MLS
• 2021-01-06 Listing Removed — Knoxville MLS
• 2020-10-26 Listed $16,500 Knoxville MLS
• 2020-08-22 Contingent — Knoxville MLS
• 2020-08-20 Listed $16,500 Knoxville MLS
• 2020-06-20 Listing Removed — Knoxville MLS
• 2019-01-22 Listed $16,500 Knoxville MLS
• 2011-11-01 Sold (Public Records) $12,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $151 · +0.3% YoY. Source: county tax records.