493 Salem Rd · Gadsden, TN 38337

$54,900

3 bd · 1.0 ba · 1,812 sqft · SingleFamily public records · 63 Days on market

Built 1951 1.00 ac lot ↓ 15% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Information and disclosures available at www. HUDHomeStore.com. Bids may only be submitted by HUD Registered Agents/Agencies. All property inquiries will be answered within 24 hours. Buyers are responsible for Dewints/Rewints coordination/expenses. HUD compensates HUD Registered Selling Agents UP TO 3% of the gross sales price. All Showing Agents must sign in at the property for EVERY showing. All information deemed accurate but is not warranted by the seller, company, or broker. This document is to be used for reference only and is not a valid part of any sales agreement between the buyer and the seller. Charming 3-bedroom, 2-bath home situated on a peaceful 1-acre lot in rural Crockett Co

Key facts

• 1 acre lot
• 1 acre lot
• 2 parking spots

Tags

• 1 ACRE LOT
• LARGE SCREENED IN BACK PORCH
• QUIET COUNTRY SETTING

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: 2 total parking spaces; Carport with space for 2 vehicles
• Utilities: Public water; Septic tank sewer; Electricity connected; Natural gas connected / available
• Home design: Single-family residence; One level / single-story
• Exterior features: County road frontage; Road surface: Other; 1.0 acre lot (approximate) with dimensions 210 x 251 x 239

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#311 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Alamo (town): math 54% / reading 46% proficiency, ranked #8 of 139 in TN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 26 units permitted in Crockett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (4.7% local appreciation)).
• At projected returns (4.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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.
8. 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.
9. 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: 2.34% ✓
• Cap rate: 20.75%
• Cash-on-cash: 51.65%
• DSCR: 3.30
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $204,756
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7439 Emerson Rd	0.46mi	3/1.0	1,860 (+3%)	23mo	$209,900	$113	55

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

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.7%
• Equity multiple: 4.50×
• Total profit: $53,785
• Equity at exit: $30,036

10-year hold

• IRR: 56.8%
• Equity multiple: 9.24×
• Total profit: $126,677
• Equity at exit: $50,970

Cash invested: $15,372 (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 38337

• Home prices YoY: 4.2%
• Active inventory: 15
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $662

Break-even live

Break-even rent $450

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $54,900 Pending 63 DOM
2. 2026-06-08
   days on market $54,900 Active 62 DOM
3. 2026-06-08
   days on market $54,900 Active 61 DOM
4. 2026-06-07
   days on market $54,900 Active 60 DOM
5. 2026-06-04
   days on market $54,900 Active 57 DOM
6. 2026-06-03
   price $54,900 Active 56 DOM
7. 2026-06-02
   days on market $61,000 Active 56 DOM
8. 2026-06-01
   days on market $61,000 Active 55 DOM
9. 2026-05-31
   days on market $61,000 Active 54 DOM
10. 2026-04-24
    price $61,000
11. 2026-04-07
    listed $72,000 Active

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $536 · $45/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,449
• − Mortgage interest: −$3,075
• − Property taxes: −$536
• − Insurance: −$274
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,597
• Taxable income: $7,494
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,140/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: Alamo
• NCES district ID: 4700030
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $36,051
• Composite: 41.49/100
• National rank: #3459
• State rank: #8 of 139 in TN

Livability — Gadsden

• Score: 58/100
• State rank: #311
• US rank: #21249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,363

Population outlook (Crockett County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,812 · +0.1%
• By 2040: 14,811 · +0.1%
• By 2050: 14,809 · +0.1%
• By 2075: 15,405 · +4.1%
• By 2100: 16,200 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 11% Native American 7% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Crockett

• 2024 margin: Solid R (+58.7) · D 20.2% · R 78.9%
• 2008→2024 swing: -25.2pp toward R · 2008: -33.6pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+53.8 2016: R+49.7 2012: R+38.4 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 116.556
• 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

-15.3% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $61,000 CWTAR
• 2026-04-07 Listed $72,000 CWTAR

Property tax history

+6.3%/yr

Latest (2025): $536 · +10.3% YoY. Source: county tax records.