165 Haze Hyde Hollow Rd · Bransford, TN 37022

$154,900

1 bd · 1.0 ba · 720 sqft · Other · 86 Days on market

Built 2024 3.64 ac lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

Key facts

• High speed internet
• 3.64 acres
• Newer septic system

Tags

• 3.64 ACRES
• NEWER SEPTIC SYSTEM
• HIGH SPEED INTERNET
• OPEN FLOOR CONCEPT
• SINGLE STORY
• ANCHORED ON A FOUNDATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $208 ($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 $150k (3.3% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 35/100 on livability (#428 in TN) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 1,748 units permitted in Sumner County in 2024 (124 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.97% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,900
• Equity at exit: $23,096

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,536
• Equity at exit: $13,393

Cash invested: $43,372 (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 37022

• Home prices YoY: -5.4%
• Active inventory: 82
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $208

Break-even live

Break-even rent $1,235

Max offer price $154,900

Occupancy floor 81%

Sensitivity live

Price	-10% $296	-5% $252	+0% $208	+5% $164	+10% $120
Rent	-10% $89	-5% $149	+0% $208	+5% $267	+10% $326
Rate	-1.0pp $286	-0.5pp $247	base $208	+0.5pp $168	+1.0pp $127

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-21
   days on market $154,900 Active 86 DOM
2. 2026-06-18
   days on market $154,900 Active 83 DOM
3. 2026-06-17
   days on market $154,900 Active 82 DOM
4. 2026-06-16
   days on market $154,900 Active 81 DOM
5. 2026-06-15
   days on market $154,900 Active 80 DOM
6. 2026-06-13
   days on market $154,900 Active 78 DOM
7. 2026-06-13
   days on market $154,900 Active 77 DOM
8. 2026-06-09
   days on market $154,900 Active 74 DOM
9. 2026-06-08
   days on market $154,900 Active 73 DOM
10. 2026-06-07
    days on market $154,900 Active 72 DOM
11. 2026-06-05
    days on market $154,900 Active 69 DOM
12. 2026-06-03
    days on market $154,900 Active 68 DOM
13. 2026-06-02
    days on market $154,900 Active 67 DOM
14. 2026-06-01
    days on market $154,900 Active 66 DOM
15. 2026-05-31
    days on market $154,900 Active 65 DOM
16. 2026-05-19
    status Active 540-char remark

    Show marketing remark (540 chars)

    You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

17. 2026-05-18
    historical Active Under Contract 540-char remark

    Show marketing remark (540 chars)

    You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

18. 2026-05-07
    price $154,900 540-char remark

    Show marketing remark (540 chars)

    You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

19. 2026-04-17
    price $159,900 540-char remark

    Show marketing remark (540 chars)

    You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

20. 2026-03-27
    listed $169,900 Active 540-char remark

    Show marketing remark (540 chars)

    You will want to see this tiny home! Buy furnished! Come enjoy your private get away...3.64 acres nestled between rolling hills. On a small dead end road with little traffic. Newer septic system, drive, etc. You will love this cabin/studio apartment type living in the country. High speed internet through NCTC. Open floor concept, single story, studio style structure approximately 720 sq. feet, anchored on a foundation with hurricane ties. Structure can be permanent or moved and build your new home. No sign on the property at this time

21. 2025-10-28
    historical
22. 2025-06-23
    price $159,900
23. 2025-04-25
    listed $169,900 Active
24. 2024-11-26
    soldstatus $108,900
25. 2024-11-22
    soldstatus $108,900 Closed
26. 2024-11-17
    status Pending
27. 2024-11-16
    status Active
28. 2024-11-16
    price $119,000
29. 2024-11-05
    status Pending
30. 2024-11-03
    listed $108,900 Active
31. 2023-01-11
    soldstatus $69,900
32. 2023-01-09
    soldstatus $69,900 Closed
33. 2022-12-13
    historical Active Under Contract
34. 2022-07-07
    price $75,500
35. 2022-05-31
    price $89,500
36. 2022-05-10
    price $94,500
37. 2022-02-14
    price $99,500
38. 2022-01-27
    listed $102,500 Active
39. 2016-04-22
    soldstatus $47,000 Closed
40. 2016-01-16
    status Active
41. 2016-01-01
    historical
42. 2015-12-21
    price $49,900
43. 2015-11-16
    price $59,900
44. 2015-09-08
    status Active
45. 2015-08-22
    historical
46. 2015-08-04
    price $64,900
47. 2015-05-21
    listed $69,900 Active
48. 1995-02-01
    soldstatus $22,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$713/yr (+$59/mo · 184.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,975
• − Mortgage interest: −$8,677
• − Property taxes: −$387
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,506
• Taxable loss: −$43
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,504/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Bransford

• Score: 35/100
• State rank: #428
• US rank: #27740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bransford, TN
• Population (ZIP): 6,036

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.28%
• Current HPI: 319.7626
• 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

+604.1% since first listed

33 events — show timeline

• 2026-05-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-07 Price Changed $154,900 REALTRACS as Distributed by MLS Grid
• 2026-04-17 Price Changed $159,900 REALTRACS as Distributed by MLS Grid
• 2026-03-27 Listed $169,900 REALTRACS as Distributed by MLS Grid
• 2025-10-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-06-23 Price Changed $159,900 REALTRACS as Distributed by MLS Grid
• 2025-04-25 Listed $169,900 REALTRACS as Distributed by MLS Grid
• 2024-11-26 Sold (Public Records) $108,900 Public Records
• 2024-11-22 Sold (MLS) $108,900 REALTRACS as Distributed by MLS Grid
• 2024-11-17 Pending — REALTRACS as Distributed by MLS Grid
• 2024-11-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-16 Price Changed $119,000 REALTRACS as Distributed by MLS Grid
• 2024-11-05 Pending — REALTRACS as Distributed by MLS Grid
• 2024-11-03 Listed $108,900 REALTRACS as Distributed by MLS Grid
• 2023-01-11 Sold (Public Records) $69,900 Public Records
• 2023-01-09 Sold (MLS) $69,900 REALTRACS as Distributed by MLS Grid
• 2022-12-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-07-07 Price Changed $75,500 REALTRACS as Distributed by MLS Grid
• 2022-05-31 Price Changed $89,500 REALTRACS as Distributed by MLS Grid
• 2022-05-10 Price Changed $94,500 REALTRACS as Distributed by MLS Grid
• 2022-02-14 Price Changed $99,500 REALTRACS as Distributed by MLS Grid
• 2022-01-27 Listed $102,500 REALTRACS as Distributed by MLS Grid
• 2016-04-22 Sold (MLS) $47,000 REALTRACS as Distributed by MLS Grid
• 2016-01-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-12-21 Price Changed $49,900 REALTRACS as Distributed by MLS Grid
• 2015-11-16 Price Changed $59,900 REALTRACS as Distributed by MLS Grid
• 2015-09-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2015-08-22 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-08-04 Price Changed $64,900 REALTRACS as Distributed by MLS Grid
• 2015-05-21 Listed $69,900 REALTRACS as Distributed by MLS Grid
• 1995-02-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $387 · +0.0% YoY. Source: county tax records.