740 Railroad St NE · Cleveland, TN 37311

$139,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 51 Days on market

Built 1954 6,969 sqft lot Est $188k · 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

Key facts

• Remodeled bathroom
• Newer water heater
• Major upgrades

Tags

• MAJOR UPGRADES
• NEW HVAC SYSTEM
• REMODELED BATHROOM
• NEWER WATER HEATER
• NEWER STAINLESS REFRIGERATOR
• LEVEL FENCED BACKYARD

Property features AI

Finance

• Other: Living area reported as 984 (source: other)

Exterior

• Parking: Detached parking; Driveway; Gravel parking surface
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential property; Three or more levels; Entry facing not specified
• Construction: Other construction materials; Other roof; Block foundation; Existing year built
• Exterior features: Back yard fencing; Level lot; Lot dimensions approximately 52 x 132 x 52 x 130

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Refrigerator; Electric range
• Laundry & utility: Electricity available; Public water available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $215 ($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 $136k (3.1% below list).
• Recommended offer: $136k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.5% in Cleveland — 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 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Cleveland (urban): math 23% / reading 28% proficiency, ranked #85 of 139 in TN (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cleveland High (math 8% / reading 29%, grade F, #208 of 332 statewide, top 63%, 1,842 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $104k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,560 (3.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 D-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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $187,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Railroad St NE	0.00mi	2/1.0	984 (0%)	1mo	$120,000	$122	99
535 Wildwood Ave SE	0.59mi	2/1.0	960 (-2%)	2mo	$211,000	$220	67
960 Berry St NE	0.23mi	3/2.0 (+1)	1,014 (+3%)	12mo	$130,000	$128	65
1140 6th St NE	0.62mi	2/2.0	1,000 (+2%)	3mo	$185,000	$185	62
1453 Barnes St NE	0.39mi	3/1.0 (+1)	1,024 (+4%)	10mo	$199,900	$195	62
1335 8th St NE	0.74mi	2/1.0	968 (-2%)	8mo	$64,240	$66	56
221 East St SE	0.50mi	2/2.0	1,068 (+8%)	8mo	$200,000	$187	52
1935 Clemmer St NE	0.66mi	3/1.5 (+1)	958 (-3%)	11mo	$220,000	$230	48
1030 Hardwick St SE	0.65mi	3/2.0 (+1)	1,036 (+5%)	9mo	$225,000	$217	44
620 Polk County Ave NE	0.67mi	3/2.0 (+1)	1,073 (+9%)	2mo	$217,000	$202	43
1083 NE High St NE	0.48mi	3/1.0 (+1)	1,125 (+14%)	8mo	$40,000	$36	42
171 Powell St SE	0.54mi	3/2.0 (+1)	1,124 (+14%)	4mo	$215,000	$191	39

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,072
• Equity at exit: $20,860

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,284
• Equity at exit: $12,096

Cash invested: $39,172 (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 37311

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $215

Break-even live

Break-even rent $1,083

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $295	-5% $255	+0% $215	+5% $176	+10% $136
Rent	-10% $108	-5% $162	+0% $215	+5% $269	+10% $322
Rate	-1.0pp $286	-0.5pp $251	base $215	+0.5pp $179	+1.0pp $142

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-13
   status Pending

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

2. 2026-05-13
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

3. 2026-05-13
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

4. 2026-03-19
   listed $139,900 Active

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

5. 2026-03-19
   listed $139,900 Active 811-char remark

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

6. 2026-03-06
   listed $139,900 Active 811-char remark

   Show marketing remark (811 chars)

   Attention Investors & Savvy Buyers! This 2-bed, 1-bath cottage near Lee University is packed with major 2022 upgrades, offering incredible value and peace of mind. Major 2022 updates include a roof that was torn down to the rafters and fully replaced, a brand new HVAC system, and plumbing updated all the way to the road. The interior features a remodeled bathroom, a newer water heater, and a newer stainless refrigerator. At approximately 984 sq. ft. , the home offers a spacious living area along with a versatile bonus room that would be perfect for an office or guest space. Outside, enjoy a level, fenced backyard and convenient off-street parking, all just minutes from the heart of Cleveland. With a little TLC, this is a great opportunity to build quick equity. Being sold As-Is. Don't miss out!

7. 2022-08-16
   soldstatus $104,100 Closed
8. 2022-08-16
   soldstatus $104,100
9. 2022-08-16
   soldstatus $104,100
10. 2022-08-16
    soldstatus $104,100
11. 2022-08-16
    soldstatus $104,100
12. 2022-08-04
    historical Contingent
13. 2022-07-25
    price $110,000
14. 2022-07-13
    listed $115,000 Active
15. 2022-07-12
    listed $110,000
16. 2022-04-22
    soldstatus $65,000
17. 2022-04-21
    soldstatus $65,000 Closed
18. 2022-04-21
    soldstatus $65,000 Closed
19. 2022-04-07
    historical
20. 2022-04-07
    status Pending
21. 2022-04-05
    price $70,000
22. 2022-04-04
    price $70,000
23. 2022-04-01
    listed $75,000 Active
24. 2022-03-24
    listed $75,000 Active
25. 2013-08-22
    soldstatus $95,000
26. 2012-08-31
    soldstatus $175,000
27. 2008-06-30
    soldstatus $48,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$229/yr (+$19/mo · 30.0%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,267
• − Mortgage interest: −$7,837
• − Property taxes: −$764
• − Insurance: −$700
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$4,070
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,513/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: Cleveland
• NCES district ID: 4700690
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,612
• Composite: 21.28/100
• National rank: #8394
• State rank: #85 of 139 in TN

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 30,720
• Household income: $47,153
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1184.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Black 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.10%
• Current HPI: 285.0723
• Rent YoY: ▲ 2.95%
• Metro: Cleveland, TN
• 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

+191.5% since first listed

27 events — show timeline

• 2026-05-13 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-13 Pending — RCAOR
• 2026-05-13 Pending — GCAR
• 2026-03-19 Listed $139,900 REALTRACS as Distributed by MLS Grid
• 2026-03-19 Listed $139,900 GCAR
• 2026-03-06 Listed $139,900 RCAOR
• 2022-08-16 Sold (Public Records) $104,100 Public Records
• 2022-08-16 Sold (MLS) $104,100 REALTRACS as Distributed by MLS Grid
• 2022-08-16 Sold (MLS) $104,100 REALTRACS as Distributed by MLS Grid
• 2022-08-16 Sold (MLS) $104,100 RCAOR
• 2022-08-16 Sold (MLS) $104,100 GCAR
• 2022-08-04 Contingent — GCAR
• 2022-07-25 Price Changed $110,000 GCAR
• 2022-07-13 Listed $115,000 GCAR
• 2022-07-12 Listed $110,000 RCAOR
• 2022-04-22 Sold (Public Records) $65,000 Public Records
• 2022-04-21 Sold (MLS) $65,000 REALTRACS as Distributed by MLS Grid
• 2022-04-21 Sold (MLS) $65,000 GCAR
• 2022-04-07 Delisted — GCAR
• 2022-04-07 Pending — REALTRACS as Distributed by MLS Grid
• 2022-04-05 Price Changed $70,000 REALTRACS as Distributed by MLS Grid
• 2022-04-04 Price Changed $70,000 GCAR
• 2022-04-01 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2022-03-24 Listed $75,000 GCAR
• 2013-08-22 Sold (Public Records) $95,000 Public Records
• 2012-08-31 Sold (Public Records) $175,000 Public Records
• 2008-06-30 Sold (Public Records) $48,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $764 · +37.9% YoY. Source: county tax records.