299 Houston St · Dunlap, TN 37327

$139,000

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 50 Days on market

Built 1945 0.35 ac lot $163/sqft · 16% below area Est $165k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Well-maintained and move-in ready, this charming single-level home offers a functional layout with updated finishes throughout. Enjoy the covered front porch, additional covered parking, new roof, and level yard. Inside includes updated flooring and a bathroom with modern fixtures and a tile shower. A standout feature is the versatile outbuilding, perfect as a quiet home office, creative studio, or dedicated workshop. Don't miss this great opportunity for homeowners or investors alike!

Key facts

• 0.35 acre lot
• Parking
• Built 1945

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Parking: Detached parking; Attached parking; Driveway; Paved parking; Carport (1 space); 1 covered parking space (total 1 parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Residential property; Three or more levels
• Construction: Other construction materials; Other roof type; Block foundation; Existing (year built details)
• Exterior features: Level lot; Storage structure on property

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-26 ($-306/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (24.5% below list).
• Recommended offer: $105k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Dunlap — 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 60/100 on livability (#264 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: amenities F, commute F, employment D-.
• Sequatchie County (rural): math 24% / reading 24% proficiency, ranked #95 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Griffith Elementary (math 38% / reading 30%, grade F, #351 of 952 statewide, top 37%, 778 students, 0% FRL); Sequatchie Co High School (math 17% / reading 32%, grade F, #129 of 332 statewide, top 43%, 631 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: 317 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 37 units permitted in Sequatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Sequatchie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000 (24.5% 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 50 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (median comp): $164,600
• List price: $139,000
• Delta: -15.55%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Davis St	0.44mi	2/1.0 (-1)	835 (-2%)	16mo	$165,000	$198	58

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $74,029
• Equity at exit: $125,222

10-year hold

• IRR: 21.1%
• Equity multiple: 6.63×
• Total profit: $219,184
• Equity at exit: $270,046

Cash invested: $38,920 (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 37327

• Home prices YoY: 19.0%
• Active inventory: 317
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-26

Break-even live

Break-even rent $1,082

Max offer price $134,493

Occupancy floor 97%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Brush Creek Rd Dunlap, TN	3.0	2.0	868	$1,050	$1.21	14d	1	1.37mi

Listing history 18 events

1. 2026-06-17
   status $139,000 Pending 50 DOM

   Show marketing remark (490 chars)

   Well-maintained and move-in ready, this charming single-level home offers a functional layout with updated finishes throughout. Enjoy the covered front porch, additional covered parking, new roof, and level yard. Inside includes updated flooring and a bathroom with modern fixtures and a tile shower. A standout feature is the versatile outbuilding, perfect as a quiet home office, creative studio, or dedicated workshop. Don't miss this great opportunity for homeowners or investors alike!

2. 2026-06-17
   days on market $139,000 Active 50 DOM

   Show marketing remark (490 chars)

   Well-maintained and move-in ready, this charming single-level home offers a functional layout with updated finishes throughout. Enjoy the covered front porch, additional covered parking, new roof, and level yard. Inside includes updated flooring and a bathroom with modern fixtures and a tile shower. A standout feature is the versatile outbuilding, perfect as a quiet home office, creative studio, or dedicated workshop. Don't miss this great opportunity for homeowners or investors alike!

3. 2026-06-16
   days on market $139,000 Active 49 DOM
4. 2026-06-15
   days on market $139,000 Active 48 DOM
5. 2026-06-14
   days on market $139,000 Active 46 DOM
6. 2026-06-13
   days on market $139,000 Active 45 DOM
7. 2026-06-10
   days on market $139,000 Active 43 DOM
8. 2026-06-09
   days on market $139,000 Active 42 DOM
9. 2026-06-08
   days on market $139,000 Active 41 DOM
10. 2026-06-07
    days on market $139,000 Active 40 DOM
11. 2026-06-05
    days on market $139,000 Active 37 DOM
12. 2026-06-03
    days on market $139,000 Active 36 DOM
13. 2026-06-02
    days on market $139,000 Active 35 DOM
14. 2026-06-01
    days on market $139,000 Active 34 DOM
15. 2026-05-31
    days on market $139,000 Active 33 DOM
16. 2026-05-30
    days on market $139,000 Active 32 DOM
17. 2026-04-29
    listed $139,000 Active 490-char remark
18. 2026-04-27
    listed $139,000 Active 490-char remark

    Show marketing remark (490 chars)

    Well-maintained and move-in ready, this charming single-level home offers a functional layout with updated finishes throughout. Enjoy the covered front porch, additional covered parking, new roof, and level yard. Inside includes updated flooring and a bathroom with modern fixtures and a tile shower. A standout feature is the versatile outbuilding, perfect as a quiet home office, creative studio, or dedicated workshop. Don't miss this great opportunity for homeowners or investors alike!

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$169/yr (+$14/mo · 20.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,600
• − Mortgage interest: −$7,786
• − Property taxes: −$818
• − Insurance: −$695
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$4,044
• Taxable loss: −$2,759
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $356/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: Sequatchie County
• NCES district ID: 4703750
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 24% ▼ -3.00%
• Median HH income: $40,931
• Composite: 20.37/100
• National rank: #8598
• State rank: #95 of 139 in TN

Livability — Dunlap

• Score: 60/100
• State rank: #264
• US rank: #18526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunlap, TN
• Population (ZIP): 12,424

Population outlook (Sequatchie County) Hauer SSP2

• Today (2025): 15,998 people
• By 2030: 16,451 · +2.8%
• By 2040: 17,030 · +6.5%
• By 2050: 17,192 · +7.5%
• By 2075: 17,053 · +6.6%
• By 2100: 15,876 · -0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sequatchie

• 2024 margin: Solid R (+66.3) · D 16.4% · R 82.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -34.8pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.8 2016: R+59.7 2012: R+39.9 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.28%
• Current HPI: 339.856
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-17 Pending — GCAR
• 2026-06-17 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-21 Listed $139,000 UCMLS
• 2026-04-29 Listed $139,000 REALTRACS as Distributed by MLS Grid
• 2026-04-27 Listed $139,000 RCAOR
• 2026-04-27 Listed $139,000 GCAR

Property tax history

+3.4%/yr

Latest (2025): $818 · -0.1% YoY. Source: county tax records.