1314 Watkins St #0 · Brownsville, TN 38012

$145,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 72 Days on market

Built 1962 $100/sqft · 30% below area Est $207k · 30% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of the Brownsville historic district, this charming 3-bedroom, 1-bath brick home offers timeless character and small-town Southern appeal. Located within close proximity to the renowned College Hill Historic District, the property is surrounded by tree-lined streets, classic architecture, and a rich sense of history dating back generations. Step inside to discover a warm and inviting interior featuring a functional layout, spacious living area, and abundant natural light. The home's solid brick construction provides durability and classic curb appeal, while the three well-sized bedrooms offer flexibility for family living, guests, or a home office. Outside, enjoy a generous yard perfect for relaxing evenings, gardening, or entertaining. Whether you're sipping coffee on the porch or taking a short stroll to nearby downtown attractions, you'll appreciate the peaceful lifestyle that defines Brownsville—a community known for its historic homes, cultural heritage, and welcoming atmosphere. Ideal for first-time buyers, investors, or anyone seeking classic Southern charm, this home is a rare opportunity to own a piece of West Tennessee history. Great for first time buyers, someone wanting to downsize, or investors!

Key facts

• Generous yard
• Classic architecture
• Tree lined streets

Tags

• BROWNSVILLE HISTORIC DISTRICT
• TREE LINED STREETS
• CLASSIC ARCHITECTURE
• SOLID BRICK CONSTRUCTION
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $118k (18.9% below list).
• Recommended offer: $118k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Brownsville — 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 54/100 on livability (#374 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: Anderson Early Childhood (384 students, 0% FRL); Haywood Middle School (math 6% / reading 7%, grade F, #284 of 333 statewide, top 86%, 365 students, 0% FRL); Haywood High School (math 2% / reading 14%, grade F, #288 of 332 statewide, top 87%, 820 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 102 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 22 units permitted in Haywood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Haywood County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,631 (18.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $206,728
• List price: $145,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Channing Loop	0.20mi	3/2.0	1,254 (-14%)	12mo	$210,000	$167	54
708 E Cooper St	0.35mi	3/1.5	1,296 (-11%)	12mo	$198,000	$153	53
7 Harris Dr	0.19mi	3/2.0	1,254 (-14%)	16mo	$229,000	$183	50
230 Channing Loop	0.21mi	3/2.0	1,254 (-14%)	18mo	$229,000	$183	48
801 E Cooper St	0.37mi	3/2.0	1,274 (-12%)	13mo	$99,950	$78	48
28 Harris Dr	0.17mi	3/2.0	1,247 (-14%)	22mo	$239,900	$192	46
28 Harris Dr	0.17mi	3/2.0	1,247 (-14%)	22mo	$239,900	$192	46
229 Channing Loop	0.20mi	3/2.0	1,254 (-14%)	21mo	$225,000	$179	46
457 Cottonwood Dr	0.35mi	3/2.0	1,246 (-14%)	22mo	$180,000	$144	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-23,166
• Equity at exit: $21,620

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-19,831
• Equity at exit: $12,537

Cash invested: $40,600 (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 38012

• Home prices YoY: -17.6%
• Active inventory: 102
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$760
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $6

Break-even live

Break-even rent $1,169

Max offer price $145,000

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $47	+0% $6	+5% $-35	+10% $-76
Rent	-10% $-87	-5% $-41	+0% $6	+5% $52	+10% $99
Rate	-1.0pp $79	-0.5pp $43	base $6	+0.5pp $-32	+1.0pp $-70

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Cottonwood Dr Brownsville, TN	2.0	1.0	1100	$1,200	$1.09	45d	1	0.33mi
114 Holly Cv Brownsville, TN	3.0	1.0	948	$900	$0.95	45d	1	0.40mi
32 N Lafayette Ave Brownsville, TN	2.0	2.0	1444	$1,500	$1.04	45d	1	0.99mi
105 S McLemore Ave Unit 2 Brownsville, TN	2.0	1.0	1000	$1,275	$1.27	45d	1	1.07mi
229 N Church Ave Apt 2 Brownsville, TN	2.0	2.0	1250	$1,100	$0.88	45d	1	1.12mi
216 N Russell Ave Brownsville, TN	2.0	1.0	1350	$1,250	$0.93	45d	1	1.14mi
733 Madison Ave Unit 1 Brownsville, TN	2.0	1.0	1736	$700	$0.40	45d	1	1.20mi

Listing history 23 events

1. 2026-06-22
   days on market $145,000 Active 72 DOM
2. 2026-06-19
   days on market $145,000 Active 70 DOM
3. 2026-06-18
   days on market $145,000 Active 69 DOM
4. 2026-06-17
   days on market $145,000 Active 68 DOM
5. 2026-06-16
   days on market $145,000 Active 67 DOM
6. 2026-06-15
   days on market $145,000 Active 66 DOM
7. 2026-06-14
   days on market $145,000 Active 64 DOM
8. 2026-06-13
   days on market $145,000 Active 63 DOM
9. 2026-06-10
   days on market $145,000 Active 61 DOM
10. 2026-06-09
    days on market $145,000 Active 60 DOM
11. 2026-06-08
    days on market $145,000 Active 59 DOM
12. 2026-06-07
    days on market $145,000 Active 58 DOM
13. 2026-06-03
    days on market $145,000 Active 54 DOM
14. 2026-06-02
    days on market $145,000 Active 53 DOM
15. 2026-06-01
    days on market $145,000 Active 52 DOM
16. 2026-05-31
    days on market $145,000 Active 51 DOM
17. 2026-05-30
    days on market $145,000 Active 50 DOM
18. 2026-05-15
    price $145,000 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the heart of the Brownsville historic district, this charming 3-bedroom, 1-bath brick home offers timeless character and small-town Southern appeal. Located within close proximity to the renowned College Hill Historic District, the property is surrounded by tree-lined streets, classic architecture, and a rich sense of history dating back generations. Step inside to discover a warm and inviting interior featuring a functional layout, spacious living area, and abundant natural light. The home's solid brick construction provides durability and classic curb appeal, while the three well-sized bedrooms offer flexibility for family living, guests, or a home office. Outside, enjoy a generous yard perfect for relaxing evenings, gardening, or entertaining. Whether you're sipping coffee on the porch or taking a short stroll to nearby downtown attractions, you'll appreciate the peaceful lifestyle that defines Brownsville—a community known for its historic homes, cultural heritage, and welcoming atmosphere. Ideal for first-time buyers, investors, or anyone seeking classic Southern charm, this home is a rare opportunity to own a piece of West Tennessee history. Great for first time buyers, someone wanting to downsize, or investors!

19. 2026-04-10
    listed $155,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the heart of the Brownsville historic district, this charming 3-bedroom, 1-bath brick home offers timeless character and small-town Southern appeal. Located within close proximity to the renowned College Hill Historic District, the property is surrounded by tree-lined streets, classic architecture, and a rich sense of history dating back generations. Step inside to discover a warm and inviting interior featuring a functional layout, spacious living area, and abundant natural light. The home's solid brick construction provides durability and classic curb appeal, while the three well-sized bedrooms offer flexibility for family living, guests, or a home office. Outside, enjoy a generous yard perfect for relaxing evenings, gardening, or entertaining. Whether you're sipping coffee on the porch or taking a short stroll to nearby downtown attractions, you'll appreciate the peaceful lifestyle that defines Brownsville—a community known for its historic homes, cultural heritage, and welcoming atmosphere. Ideal for first-time buyers, investors, or anyone seeking classic Southern charm, this home is a rare opportunity to own a piece of West Tennessee history. Great for first time buyers, someone wanting to downsize, or investors!

20. 2023-05-02
    soldstatus $145,000
21. 2023-05-01
    soldstatus $145,000
22. 2023-03-28
    listed $145,000
23. 2023-03-24
    soldstatus $80,000

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $14,116
• − Mortgage interest: −$8,122
• − Property taxes: −$1,234
• − Insurance: −$725
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,218
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $654/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: 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 — Brownsville

• Score: 54/100
• State rank: #374
• US rank: #23967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, TN
• City population: 13,079
• Population (ZIP): 13,079

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 Black (59%)
• Race & ethnicity: Black 59% White 35% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▼ -47.81%
• Current HPI: 224.2645
• 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

+81.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $145,000 CWTAR
• 2026-04-10 Listed $155,000 CWTAR
• 2023-05-02 Sold (Public Records) $145,000 Public Records
• 2023-05-01 Sold (MLS) $145,000 CWTAR
• 2023-03-28 Listed $145,000 CWTAR
• 2023-03-24 Sold (Public Records) $80,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,234 · +0.0% YoY. Source: county tax records.