207 Elmview St · Bolivar, TN 38008

$125,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 412 Days on market

Built 1975 0.37 ac lot $111/sqft · 36% above area Est $92k · 36% over

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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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This investment property is a fantastic opportunity! Good location, nice layout, and a potential for rental income, its perfect for both seasoned investors and newcomers alike. Recently used as a rental, so don't miss out on this chance to grow your portfolio!

Key facts

• 0.37 acre lot
• 300 parking spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $123k (1.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#397 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Hardeman County Schools (rural): math 11% / reading 16% proficiency, ranked #133 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bolivar Elementary (math 14% / reading 17%, grade F, #745 of 952 statewide, top 79%, 756 students, 0% FRL); Bolivar Middle School (math 9% / reading 9%, grade F, #264 of 333 statewide, top 81%, 317 students, 0% FRL); Central High School (math 2% / reading 22%, grade F, #259 of 332 statewide, top 79%, 697 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 57 active listings in the ZIP; 43 units permitted in Hardeman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hardeman County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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. 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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $92,125
• List price: $125,000
• Delta: 35.69%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,901
• Equity at exit: $18,638

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $11,070
• Equity at exit: $10,808

Cash invested: $35,000 (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 38008

• Home prices YoY: -11.4%
• Active inventory: 57
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $210

Break-even live

Break-even rent $969

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $281	-5% $246	+0% $210	+5% $175	+10% $140
Rent	-10% $113	-5% $162	+0% $210	+5% $259	+10% $308
Rate	-1.0pp $273	-0.5pp $242	base $210	+0.5pp $178	+1.0pp $145

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 412 DOM
2. 2026-06-21
   days on market $125,000 Active 411 DOM
3. 2026-06-18
   days on market $125,000 Active 409 DOM
4. 2026-06-17
   days on market $125,000 Active 408 DOM
5. 2026-06-16
   days on market $125,000 Active 407 DOM
6. 2026-06-15
   days on market $125,000 Active 406 DOM
7. 2026-06-13
   days on market $125,000 Active 404 DOM
8. 2026-06-12
   days on market $125,000 Active 403 DOM
9. 2026-06-09
   days on market $125,000 Active 400 DOM
10. 2026-06-08
    days on market $125,000 Active 399 DOM
11. 2026-06-08
    days on market $125,000 Active 398 DOM
12. 2026-06-03
    days on market $125,000 Active 394 DOM
13. 2026-06-02
    days on market $125,000 Active 393 DOM
14. 2026-06-01
    days on market $125,000 Active 392 DOM
15. 2026-05-31
    days on market $125,000 Active 391 DOM
16. 2025-05-05
    listed $125,000 Active 260-char remark

    Show marketing remark (260 chars)

    This investment property is a fantastic opportunity! Good location, nice layout, and a potential for rental income, its perfect for both seasoned investors and newcomers alike. Recently used as a rental, so don't miss out on this chance to grow your portfolio!

17. 2009-03-09
    soldstatus $45,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$196/yr (+$16/mo · 28.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,818
• − Mortgage interest: −$7,002
• − Property taxes: −$691
• − Insurance: −$625
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,636
• Taxable income: $493
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,406/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: Hardeman County Schools
• NCES district ID: 4701650
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $33,190
• Composite: 10.9/100
• National rank: #9754
• State rank: #133 of 139 in TN

Livability — Bolivar

• Score: 52/100
• State rank: #397
• US rank: #24758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolivar, TN
• City population: 9,351
• Population (ZIP): 9,351

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 23,629 people
• By 2030: 22,413 · -5.1%
• By 2040: 19,910 · -15.7%
• By 2050: 17,692 · -25.1%
• By 2075: 13,532 · -42.7%
• By 2100: 10,178 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 35% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Hardeman

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -30.3pp toward R · 2008: 6.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+15.7 2016: R+8.0 2012: D+5.9 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 241.1615
• 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

+177.8% since first listed

2 events — show timeline

• 2025-05-05 Listed $125,000 CWTAR
• 2009-03-09 Sold (Public Records) $45,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $691 · +39.9% YoY. Source: county tax records.