701/705 NE Weeks Dr · Cleveland, TN 37312

$249,900

9 bd · 1.5 ba · 810 sqft · Townhouse public records · 828 Days on market

Built 1988 4,356 sqft lot

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment opportunity! Great NE city location. Duplex with 2 bedrooms & 1 1/2 baths, kitchen, living room, washer/dryer hookups. Live in one side & rent the other or build your own 401K. Tenants pay electric, water, & sewer. Get out of the Stock Market & create wealth today.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1988

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Has garage; Kitchen-level parking access
• Utilities: Public water
• Home design: Residential income duplex; Two-story
• Construction: Shingle roof; Other construction materials; Slab foundation; Built as a two-story structure
• Exterior features: Level lot; Lot dimensions approximately 162 x 117 feet; Approximately 0.1 acre lot

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 9-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-65 ($-784/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (27.9% below list).
• Recommended offer: $180k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Cleveland — 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 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Cleveland (urban): math 23% / reading 28% proficiency, ranked #85 of 139 in TN (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mayfield Elementary (math 17% / reading 22%, grade F, #654 of 952 statewide, top 72%, 412 students, 0% FRL); Cleveland Middle (math 25% / reading 26%, grade F, #147 of 333 statewide, top 45%, 1,271 students, 0% FRL); Cleveland High (math 8% / reading 29%, grade F, #208 of 332 statewide, top 63%, 1,842 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 549 active listings in the ZIP; solid renter incomes; 768 units permitted in Bradley 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.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 828 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,125 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 828 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 D-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: 0.72% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-49,796
• Equity at exit: $37,261

10-year hold

• IRR: -21.3%
• Equity multiple: 0.02×
• Total profit: $-68,669
• Equity at exit: $21,607

Cash invested: $69,972 (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 37312

• Rents YoY: 0.1%
• Active inventory: 549
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-65

Break-even live

Break-even rent $1,884

Max offer price $238,363

Occupancy floor 99%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   historical Active Under Contract 305-char remark

   Show marketing remark (305 chars)

   Great Investment opportunity! Great NE city location. Duplex with 2 bedrooms & 1 1/2 baths, kitchen, living room, washer/dryer hookups. Live in one side & rent the other or build your own 401K. Tenants pay electric, water, & sewer. Get out of the Stock Market & create wealth today.

2. 2026-05-07
   status Pending

   Show marketing remark (305 chars)

   Great Investment opportunity! Great NE city location. Duplex with 2 bedrooms & 1 1/2 baths, kitchen, living room, washer/dryer hookups. Live in one side & rent the other or build your own 401K. Tenants pay electric, water, & sewer. Get out of the Stock Market & create wealth today.

3. 2024-01-30
   listed $249,900 Active
4. 2024-01-25
   listed $249,900 Active 305-char remark

   Show marketing remark (305 chars)

   Great Investment opportunity! Great NE city location. Duplex with 2 bedrooms & 1 1/2 baths, kitchen, living room, washer/dryer hookups. Live in one side & rent the other or build your own 401K. Tenants pay electric, water, & sewer. Get out of the Stock Market & create wealth today.

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$890/yr (+$74/mo · 100.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,615
• − Mortgage interest: −$13,998
• − Property taxes: −$884
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$7,270
• Taxable loss: −$5,245
• Est. tax savings @ 24.0%: +$1,259
• After-tax cash flow: $475/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: Cleveland
• NCES district ID: 4700690
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,612
• Composite: 21.28/100
• National rank: #8394
• State rank: #85 of 139 in TN

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 36,669
• Household income: $78,261
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 908.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.27%
• Current HPI: 260.8746
• Rent YoY: ▲ 0.15%
• Metro: Cleveland, TN
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Contingent — RCAOR
• 2026-05-07 Pending — GCAR
• 2024-01-30 Listed $249,900 GCAR
• 2024-01-25 Listed $249,900 RCAOR

Property tax history

+5.1%/yr

Latest (2025): $884 · +88.5% YoY. Source: county tax records.