705 W Main St · Henderson, TN 38340

$99,900

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 85 Days on market

Built 1948 0.50 ac lot $94/sqft · 23% below area Est $109k · 9% 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).

• Cash flow +26.6/30.0
• ARV discount +11.4/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for a fixer upper! Turn this 3 bedroom 1 bath home into your dream home. House is on 1/2 acre on the main street in town. Convenient to Hwy 45 and State Route 100. Come see it today!

Key facts

• 0.5 acre lot
• 4 parking spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.5% in Henderson — 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 65/100 on livability (#150 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools D-, amenities F.
• Chester County (rural): math 42% / reading 37% proficiency, ranked #15 of 139 in TN (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 18 units permitted in Chester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1948 — 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 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. 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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $109,425
• List price: $99,900
• Delta: -8.70%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Whitley Ave	0.54mi	3/1.5	1,152 (+9%)	6mo	$20,000	$17	53
543 Anderson Cir	0.75mi	3/2.0	1,066 (+1%)	8mo	$172,500	$162	53
471 Woods Dr	0.72mi	3/2.0	1,146 (+8%)	10mo	$145,000	$127	40

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $736
• Equity at exit: $14,895

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $22,320
• Equity at exit: $8,638

Cash invested: $27,972 (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 38340

• Home prices YoY: -19.1%
• Active inventory: 97
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $266

Break-even live

Break-even rent $756

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-13
   price $99,900 198-char remark

   Show marketing remark (198 chars)

   Great location for a fixer upper! Turn this 3 bedroom 1 bath home into your dream home. House is on 1/2 acre on the main street in town. Convenient to Hwy 45 and State Route 100. Come see it today!

2. 2026-03-29
   price $124,900 198-char remark

   Show marketing remark (198 chars)

   Great location for a fixer upper! Turn this 3 bedroom 1 bath home into your dream home. House is on 1/2 acre on the main street in town. Convenient to Hwy 45 and State Route 100. Come see it today!

3. 2026-03-02
   listed $139,900 Active 198-char remark

   Show marketing remark (198 chars)

   Great location for a fixer upper! Turn this 3 bedroom 1 bath home into your dream home. House is on 1/2 acre on the main street in town. Convenient to Hwy 45 and State Route 100. Come see it today!

4. 2025-12-19
   soldstatus $72,500
5. 2003-08-29
   soldstatus $36,000

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$327/yr (+$27/mo · 85.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,120
• − Mortgage interest: −$5,596
• − Property taxes: −$382
• − Insurance: −$500
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,906
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,804/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: Chester County
• NCES district ID: 4700600
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $41,740
• Composite: 33.32/100
• National rank: #5502
• State rank: #15 of 139 in TN

Livability — Henderson

• Score: 65/100
• State rank: #150
• US rank: #13353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, TN
• Population (ZIP): 12,274

Population outlook (Chester County) Hauer SSP2

• Today (2025): 17,948 people
• By 2030: 18,156 · +1.2%
• By 2040: 18,392 · +2.5%
• By 2050: 18,411 · +2.6%
• By 2075: 18,385 · +2.4%
• By 2100: 18,211 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Chester

• 2024 margin: Solid R (+64.9) · D 17.0% · R 81.9% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -43.2pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+59.9 2016: R+60.3 2012: R+47.7 2008: R+43.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.29%
• Current HPI: 237.7662
• 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

+177.5% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $99,900 CWTAR
• 2026-03-29 Price Changed $124,900 CWTAR
• 2026-03-02 Listed $139,900 CWTAR
• 2025-12-19 Sold (Public Records) $72,500 Public Records
• 2003-08-29 Sold (Public Records) $36,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $382 · +1.6% YoY. Source: county tax records.