929 Hatchie St · Brownsville, TN 38012

$120,000

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 58 Days on market

Built 1948 0.26 ac lot $84/sqft · 26% below area Est $162k · 26% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home could be a great investment opportunity for the right buyer! Cash or conventional financing only. Home is being sold as is. Featuring 3 bedrooms, 1 bath, a living room, and a den for extra space. Shared driveway with neighboring property. Located in the heart of Haywood County. Great potential with the right vision!

Key facts

• 0.26 acre lot
• 2 parking spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (5.2% below list).
• Recommended offer: $114k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.8% in Brownsville — 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 54/100 on livability (#374 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Haywood County (town): math 4% / reading 10% proficiency, ranked #137 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 102 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 22 units permitted in Haywood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Haywood County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $120k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,717 (5.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $162,332
• List price: $120,000
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Hatchie St	0.08mi	3/1.0	1,212 (-15%)	2mo	$179,000	$148	70
708 E Cooper St	0.33mi	3/1.5	1,296 (-9%)	12mo	$198,000	$153	57
309 Bellanti Cir	0.28mi	3/1.5	1,220 (-14%)	6mo	$84,000	$69	55
801 E Cooper St	0.32mi	3/2.0	1,274 (-11%)	13mo	$99,950	$78	53
457 Cottonwood Dr	0.21mi	3/2.0	1,246 (-13%)	22mo	$180,000	$144	47
210 Channing Loop	0.45mi	3/2.0	1,254 (-12%)	12mo	$210,000	$167	45
7 Harris Dr	0.43mi	3/2.0	1,254 (-12%)	16mo	$229,000	$183	42
230 Channing Loop	0.46mi	3/2.0	1,254 (-12%)	18mo	$229,000	$183	39
28 Harris Dr	0.40mi	3/2.0	1,247 (-13%)	22mo	$239,900	$192	38
28 Harris Dr	0.40mi	3/2.0	1,247 (-13%)	22mo	$239,900	$192	38
229 Channing Loop	0.44mi	3/2.0	1,254 (-12%)	21mo	$225,000	$179	38

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,245
• Equity at exit: $17,892

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,844
• Equity at exit: $10,375

Cash invested: $33,600 (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 38012

• Home prices YoY: -17.6%
• Active inventory: 102
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $145

Break-even live

Break-even rent $954

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Holly Cv Brownsville, TN	3.0	1.0	948	$900	$0.95	44d	1	0.24mi
610 Cottonwood Dr Brownsville, TN	2.0	1.0	1100	$1,200	$1.09	44d	1	0.27mi
32 N Lafayette Ave Brownsville, TN	2.0	2.0	1444	$1,500	$1.04	44d	1	0.77mi
105 S McLemore Ave Unit 2 Brownsville, TN	2.0	1.0	1000	$1,275	$1.27	44d	1	0.88mi
229 N Church Ave Apt 2 Brownsville, TN	2.0	2.0	1250	$1,100	$0.88	44d	1	0.91mi
216 N Russell Ave Brownsville, TN	2.0	1.0	1350	$1,250	$0.93	44d	1	0.93mi
733 Madison Ave Unit 1 Brownsville, TN	2.0	1.0	1736	$700	$0.40	44d	1	1.04mi
279 Easy Street Cv Unit 1 Brownsville, TN	2.0	1.5	955	$950	$0.99	44d	1	1.36mi
489 Penny Ln Brownsville, TN	2.0	1.0	1267	$1,200	$0.95	44d	1	1.43mi
1021 N Lafayette Ave Brownsville, TN	2.0	1.0	957	$900	$0.94	44d	1	1.44mi

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 58 DOM
2. 2026-06-18
   price $120,000 Active 57 DOM
3. 2026-06-18
   days on market $130,000 Active 57 DOM
4. 2026-06-17
   days on market $130,000 Active 56 DOM
5. 2026-06-16
   days on market $130,000 Active 55 DOM
6. 2026-06-15
   days on market $130,000 Active 54 DOM
7. 2026-06-14
   days on market $130,000 Active 52 DOM
8. 2026-06-13
   days on market $130,000 Active 51 DOM
9. 2026-06-10
   days on market $130,000 Active 49 DOM
10. 2026-06-09
    days on market $130,000 Active 48 DOM
11. 2026-06-08
    days on market $130,000 Active 47 DOM
12. 2026-06-07
    days on market $130,000 Active 46 DOM
13. 2026-06-03
    days on market $130,000 Active 42 DOM
14. 2026-06-02
    days on market $130,000 Active 41 DOM
15. 2026-06-01
    days on market $130,000 Active 40 DOM
16. 2026-05-31
    days on market $130,000 Active 39 DOM
17. 2026-05-30
    days on market $130,000 Active 38 DOM
18. 2026-04-17
    listed $130,000 Active 327-char remark

    Show marketing remark (327 chars)

    This home could be a great investment opportunity for the right buyer! Cash or conventional financing only. Home is being sold as is. Featuring 3 bedrooms, 1 bath, a living room, and a den for extra space. Shared driveway with neighboring property. Located in the heart of Haywood County. Great potential with the right vision!

19. 2005-05-16
    soldstatus $67,900
20. 2005-04-04
    soldstatus $39,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $13,646
• − Mortgage interest: −$6,722
• − Property taxes: −$890
• − Insurance: −$600
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,491
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,797/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: Haywood County
• NCES district ID: 4701770
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $34,095
• Composite: 5.6/100
• National rank: #10024
• State rank: #137 of 139 in TN

Livability — Brownsville

• Score: 54/100
• State rank: #374
• US rank: #23967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, TN
• City population: 13,079
• Population (ZIP): 13,079

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 16,649 people
• By 2030: 15,733 · -5.5%
• By 2040: 13,718 · -17.6%
• By 2050: 11,876 · -28.7%
• By 2075: 8,673 · -47.9%
• By 2100: 7,001 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 35% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Haywood

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -20.9pp toward R · 2008: 21.3pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+9.0 2016: D+10.2 2012: D+21.2 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.81%
• Current HPI: 224.2645
• 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

+233.3% since first listed

3 events — show timeline

• 2026-04-17 Listed $130,000 CWTAR
• 2005-05-16 Sold (Public Records) $67,900 Public Records
• 2005-04-04 Sold (Public Records) $39,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $890 · +0.0% YoY. Source: county tax records.