5062 Sunny Acres Dr · Waynesboro, TN 38485

$149,900

4 bd · 1.0 ba · 1,668 sqft · SingleFamily public records · 81 Days on market

Built 1966 6.30 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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Spacious 4 bed 2 bath home nestled on 6.3 acres with a creek in well-established neighborhood in Southern Middle Tennessee. This home has open concept kitchen and dining room, separate living room, large master suite, as well as a full bath and two additional bedrooms. The home just needs a little TLC. The large yard and beautiful land offer endless possibilities.

Key facts

• Open concept kitchen
• Large master suite
• Large yard

Tags

• OPEN CONCEPT KITCHEN
• SEPARATE LIVING ROOM
• LARGE MASTER SUITE
• FULL BATH
• LARGE YARD
• 6.3 ACRES

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Block foundation; Existing (previously built)
• Exterior features: 6.3-acre lot

Interior

• Kitchen: Electric oven, Electric range, Dishwasher, Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; Electric range; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $57 ($683/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 $124k (17.5% below list).
• Recommended offer: $124k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#261 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, amenities F, commute F.
• Wayne County (rural): math 8% / reading 21% proficiency, ranked #130 of 139 in TN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waynesboro Elementary (math 12% / reading 22%, grade F, #709 of 952 statewide, top 77%, 426 students, 0% FRL); Wayne County High School (math 12% / reading 37%, grade F, #129 of 332 statewide, top 43%, 277 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Wayne County population projected at -12% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,626 (17.5% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.1

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $85,213
• Equity at exit: $135,042

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $247,981
• Equity at exit: $291,223

Cash invested: $41,972 (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 38485

• Home prices YoY: 19.3%
• Active inventory: 56
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $57

Break-even live

Break-even rent $1,164

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $149,900 Pending 81 DOM
2. 2026-06-09
   days on market $149,900 Active 78 DOM
3. 2026-06-08
   days on market $149,900 Active 77 DOM
4. 2026-06-08
   days on market $149,900 Active 76 DOM
5. 2026-06-07
   days on market $149,900 Active 75 DOM
6. 2026-06-03
   days on market $149,900 Active 72 DOM
7. 2026-06-02
   days on market $149,900 Active 71 DOM
8. 2026-06-02
   pricestatus $149,900 Active 70 DOM
9. 2026-06-01
   days on market $169,900 Active Under Contract 70 DOM
10. 2026-05-31
    days on market $169,900 Active Under Contract 69 DOM
11. 2026-03-27
    historical Active Under Contract
12. 2026-03-23
    listed $169,900 Active
13. 2002-06-06
    soldstatus $60,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$210/yr (+$18/mo · 24.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,835
• − Mortgage interest: −$8,397
• − Property taxes: −$854
• − Insurance: −$750
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,361
• Taxable loss: −$1,899
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,139/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: Wayne County
• NCES district ID: 4704440
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $34,215
• Composite: 11.79/100
• National rank: #9681
• State rank: #130 of 139 in TN

Livability — Waynesboro

• Score: 60/100
• State rank: #261
• US rank: #18478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,120

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 16,256 people
• By 2030: 15,921 · -2.1%
• By 2040: 15,248 · -6.2%
• By 2050: 14,393 · -11.5%
• By 2075: 12,481 · -23.2%
• By 2100: 10,466 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+76.9) · D 11.2% · R 88.1%
• 2008→2024 swing: -27.7pp toward R · 2008: -49.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+74.6 2016: R+73.9 2012: R+56.3 2008: R+49.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.82%
• Current HPI: 369.1289
• 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

+183.2% since first listed

3 events — show timeline

• 2026-03-27 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-23 Listed $169,900 REALTRACS as Distributed by MLS Grid
• 2002-06-06 Sold (Public Records) $60,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $854 · +18.1% YoY. Source: county tax records.