20 Morrison Rd · Gruetli-Laager, TN 37339

$95,000

4 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 21 Days on market

Built 1938 1.80 ac lot $54/sqft · 59% below area

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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
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

With a little updating, you can unlock all the potential this home has to offer. The property is conveniently located minutes away from multiple state parks as well as a short walk to local shops. There’s plenty of space for a small farm, a personal garden, or to simply enjoy the land as it is.

Key facts

• Enjoy the land
• Personal garden
• Small farm

Tags

• PERSONAL GARDEN
• SMALL FARM
• ENJOY THE LAND

Property features AI

Finance

• Other: Living area approximately 1,764 square feet; Property listed by Tennessee Mountain Properties

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Private sewer; Water available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: 1.8-acre lot; Water available

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms total; 2 main-level bedrooms
• Flooring: Other
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No basement; Other flooring
• Laundry & utility: No heating or cooling listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Grundy County (rural): math 21% / reading 23% proficiency, ranked #110 of 139 in TN (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Swiss Memorial Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 248 students, 0% FRL); Grundy County High School (math 8% / reading 17%, grade F, #259 of 332 statewide, top 79%, 534 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP; 16 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.6% local appreciation)).
• Grundy County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $95k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $230,327
• List price: $95,000
• Delta: -58.75%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

6.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.02×
• Total profit: $53,819
• Equity at exit: $63,506

10-year hold

• IRR: 27.6%
• Equity multiple: 6.25×
• Total profit: $139,519
• Equity at exit: $118,584

Cash invested: $26,600 (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 37339

• Home prices YoY: 1.7%
• Active inventory: 45
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $359

Break-even live

Break-even rent $716

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $413	-5% $386	+0% $359	+5% $332	+10% $305
Rent	-10% $267	-5% $313	+0% $359	+5% $405	+10% $452
Rate	-1.0pp $407	-0.5pp $383	base $359	+0.5pp $334	+1.0pp $309

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $95,000 Active 21 DOM
2. 2026-06-19
   pricestatusdays on market $95,000 Active 19 DOM
3. 2026-05-06
   listed $125,000 Active 301-char remark
4. 2023-05-18
   soldstatus $63,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$338/yr (+$28/mo · 100.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 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: $14,050
• − Mortgage interest: −$5,321
• − Property taxes: −$337
• − Insurance: −$475
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,764
• Taxable income: $2,905
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,612/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: Grundy County
• NCES district ID: 4701530
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $28,948
• Composite: 17.56/100
• National rank: #9044
• State rank: #110 of 139 in TN

Livability — Gruetli-Laager

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Gruetli-Laager, TN
• City population: 2,986
• Population (ZIP): 1,499

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,660 people
• By 2030: 12,088 · -4.5%
• By 2040: 10,879 · -14.1%
• By 2050: 9,666 · -23.6%
• By 2075: 7,126 · -43.7%
• By 2100: 4,941 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 5% Lithuanian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -56.5pp toward R · 2008: -12.8pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+55.3 2012: R+20.5 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.62%
• Current HPI: 395.3356
• 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

+98.4% since first listed

3 events — show timeline

• 2026-05-23 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-06 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2023-05-18 Sold (Public Records) $63,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $337 · +0.0% YoY. Source: county tax records.