122 Shelton St · Linden, TN 37096

$118,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 582 Days on market

Built 1961 0.32 ac lot ↓ 13% since listing

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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 +12.6/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.5/10.0

Listing remarks MLS

Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

Key facts

• All schools nearby
• 0.32 acre lot
• Parking

Tags

• LARGE OVERSIZE LAUNDRY ROOM
• ALL SCHOOLS NEARBY

Property features AI

Finance

• Other: Living area about 816 square feet (assessor); Year built: existing; Directions: From the intersection of Hwy 412 and Hwy 13, head west on Hwy 412. Turn left onto Mills St., then right onto Shelton St.; home will be on the left.

Exterior

• Parking: Attached parking; Covered parking for 1 vehicle; 1-car carport
• Utilities: Public water; Public sewer; Utilities: water available
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding and frame construction; Metal roof
• Exterior features: Lot approximately 0.32 acres (75 x 189); Calculated from plat

Interior

• Kitchen: Electric oven; Range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven and range; Carpet and laminate flooring; No basement; crawl space
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (27.8% below list).
• Recommended offer: $85k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#147 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County (rural): math 17% / reading 21% proficiency, ranked #124 of 139 in TN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Linden Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 303 students, 0% FRL); Perry County High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 294 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 139 active listings in the ZIP; 12 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($816 loan paydown + $10k appreciation (8.2% local appreciation)).
• Perry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 582 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,213 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 582 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.35×
• Total profit: $44,466
• Equity at exit: $90,814

10-year hold

• IRR: 17.1%
• Equity multiple: 5.02×
• Total profit: $132,889
• Equity at exit: $181,388

Cash invested: $33,040 (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 37096

• Home prices YoY: 2.5%
• Active inventory: 139
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-82

Break-even live

Break-even rent $956

Max offer price $103,536

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-48	+0% $-82	+5% $-250	+10% $-290
Rent	-10% $-149	-5% $-116	+0% $-82	+5% $-48	+10% $-15
Rate	-1.0pp $-22	-0.5pp $-52	base $-82	+0.5pp $-112	+1.0pp $-144

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   status $118,000 Pending 582 DOM
2. 2026-06-18
   days on market $118,000 Active 582 DOM
3. 2026-06-17
   days on market $118,000 Active 581 DOM
4. 2026-06-16
   days on market $118,000 Active 580 DOM
5. 2026-06-15
   days on market $118,000 Active 579 DOM
6. 2026-06-13
   days on market $118,000 Active 577 DOM
7. 2026-06-12
   days on market $118,000 Active 576 DOM
8. 2026-06-09
   days on market $118,000 Active 573 DOM
9. 2026-06-08
   days on market $118,000 Active 572 DOM
10. 2026-06-08
    days on market $118,000 Active 571 DOM
11. 2026-06-07
    days on market $118,000 Active 570 DOM
12. 2026-06-03
    days on market $118,000 Active 567 DOM
13. 2026-06-02
    days on market $118,000 Active 566 DOM
14. 2026-06-01
    days on market $118,000 Active 565 DOM
15. 2026-05-31
    days on market $118,000 Active 564 DOM
16. 2026-05-20
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

17. 2026-05-20
    historical Active Under Contract

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

18. 2026-05-06
    status Active 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

19. 2026-05-06
    status Active

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

20. 2026-04-28
    historical

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

21. 2026-04-28
    historical 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

22. 2025-10-27
    status Active

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

23. 2025-10-27
    status Active 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

24. 2025-10-22
    historical

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

25. 2025-10-22
    historical 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

26. 2025-09-12
    price $118,000

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

27. 2025-09-12
    price $118,000 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

28. 2025-04-22
    price $121,000 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

29. 2025-04-22
    price $121,000

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

30. 2025-02-14
    price $128,000

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

31. 2025-02-14
    price $128,000 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

32. 2024-10-31
    listed $135,000 Active
33. 2024-10-25
    listed $135,000 Active 235-char remark

    Show marketing remark (235 chars)

    Beautiful home right in the heart of Linden, TN. This 2 bed 1 bath home is the perfect starter home. Large oversize laundry room that could be turned into a 3rd bedroom. All of the schools are conveniently located just 0.02 miles away.

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$590/yr (+$49/mo · 238.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $10,226
• − Mortgage interest: −$6,610
• − Property taxes: −$248
• − Insurance: −$1,388
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$3,433
• Taxable loss: −$3,088
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $-241/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: Perry County
• NCES district ID: 4703390
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $32,903
• Composite: 15.44/100
• National rank: #9315
• State rank: #124 of 139 in TN

Livability — Linden

• Score: 65/100
• State rank: #147
• US rank: #13244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linden, TN
• Population (ZIP): 5,851

Population outlook (Perry County) Hauer SSP2

• Today (2025): 7,645 people
• By 2030: 7,424 · -2.9%
• By 2040: 7,008 · -8.3%
• By 2050: 6,656 · -12.9%
• By 2075: 5,907 · -22.7%
• By 2100: 5,253 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 2% Estonian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+69.5) · D 15.0% · R 84.5%
• 2008→2024 swing: -60.6pp toward R · 2008: -8.9pp · 2024: -69.5pp
• All cycles: 2024: R+69.5 2020: R+63.0 2016: R+55.0 2012: R+22.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 339.2223
• 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

-12.6% since first listed

18 events — show timeline

• 2026-05-20 Pending — CWTAR
• 2026-05-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-06 Relisted — CWTAR
• 2026-05-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-28 Delisted — CWTAR
• 2025-10-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-27 Relisted — CWTAR
• 2025-10-22 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-22 Delisted — CWTAR
• 2025-09-12 Price Changed $118,000 REALTRACS as Distributed by MLS Grid
• 2025-09-12 Price Changed $118,000 CWTAR
• 2025-04-22 Price Changed $121,000 CWTAR
• 2025-04-22 Price Changed $121,000 REALTRACS as Distributed by MLS Grid
• 2025-02-14 Price Changed $128,000 REALTRACS as Distributed by MLS Grid
• 2025-02-14 Price Changed $128,000 CWTAR
• 2024-10-31 Listed $135,000 REALTRACS as Distributed by MLS Grid
• 2024-10-25 Listed $135,000 CWTAR

Property tax history

-0.2%/yr

Latest (2025): $248 · +0.0% YoY. Source: county tax records.