1299 S Meridian St · Greenfield, TN 38230

$79,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 140 Days on market

Built 1944 4.00 ac lot $59/sqft · 42% below area Est $105k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +4.5/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

Key facts

• Covered patio
• Oversized lot
• Wood paneling

Tags

• OVERSIZED LOT
• ORIGINAL HARDWOOD FLOORS
• WOOD PANELING
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#317 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime C-, health & safety C-, schools F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $546 of loan paydown is wiped out by about $852 of value loss. Plan a longer hold.
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1944 — 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. 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: 1.31% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.42%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $105,261
• List price: $79,000
• Delta: -24.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Acklen St	0.27mi	3/1.0 (+1)	1,498 (+12%)	9mo	$150,000	$100	55
110 Rosewood Dr	0.66mi	3/2.0 (+1)	1,293 (-4%)	12mo	$190,000	$147	44
301 Forest St	0.30mi	3/1.5 (+1)	1,498 (+12%)	21mo	$139,000	$93	43
104 Hillsboro St	0.57mi	3/2.0 (+1)	1,452 (+8%)	11mo	$110,000	$76	42
307 Garland St	0.75mi	3/2.0 (+1)	1,496 (+11%)	19mo	$138,000	$92	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.70×
• Total profit: $15,375
• Equity at exit: $18,769

10-year hold

• IRR: 21.3%
• Equity multiple: 3.14×
• Total profit: $47,284
• Equity at exit: $19,454

Cash invested: $22,120 (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 38230

• Home prices YoY: -0.4%
• Active inventory: 27
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $340

Break-even live

Break-even rent $608

Max offer price $79,000

Occupancy floor 62%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Avalon St Greenfield, TN	3.0	2.0	900	$900	$1.00	43d	1	0.67mi
100 E Crestview Dr Unit A Greenfield, TN	2.0	2.0	1135	$1,200	$1.06	43d	1	1.00mi

Listing history 24 events

1. 2026-06-12
   statusdays on market $79,000 Pending 140 DOM
2. 2026-06-09
   days on market $79,000 Active 137 DOM
3. 2026-06-08
   days on market $79,000 Active 136 DOM
4. 2026-06-07
   days on market $79,000 Active 135 DOM
5. 2026-06-04
   days on market $79,000 Active 131 DOM
6. 2026-06-02
   days on market $79,000 Active 130 DOM
7. 2026-06-01
   days on market $79,000 Active 129 DOM
8. 2026-05-31
   days on market $79,000 Active 128 DOM
9. 2026-05-31
   days on market $79,000 Active 127 DOM
10. 2026-03-24
    status Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

11. 2026-03-23
    status Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

12. 2026-03-23
    status Active

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

13. 2026-03-12
    status Pending 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

14. 2026-03-12
    status Pending 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

15. 2026-03-12
    status Pending

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

16. 2026-01-21
    status Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

17. 2026-01-21
    status Active

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

18. 2026-01-21
    status Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

19. 2025-12-17
    status Pending 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

20. 2025-12-17
    status Pending 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

21. 2025-12-17
    status Pending

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

22. 2025-12-08
    listed $79,000 Active

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

23. 2025-12-08
    listed $79,000 Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

24. 2025-12-08
    listed $79,000 Active 254-char remark

    Show marketing remark (254 chars)

    2BR/1BA offers tremendous upside potential. Located on an oversized lot and features original hardwood floors, wood paneling throughout, attached garage, and covered patio for outdoor enjoyment. Perfect canvas for ambitious buyers ready to create equity.

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$167/yr (+$14/mo · 42.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,450
• − Mortgage interest: −$4,425
• − Property taxes: −$394
• − Insurance: −$395
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,298
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,368/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Greenfield

• Score: 58/100
• State rank: #317
• US rank: #21478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, TN
• Population (ZIP): 3,708

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.08%
• Current HPI: 245.3183
• 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

+0.0% since first listed

15 events — show timeline

• 2026-03-24 Relisted — TVAR
• 2026-03-23 Relisted — CWTAR
• 2026-03-23 Relisted — RRAR as distributed by MLS GRID
• 2026-03-12 Pending — TVAR
• 2026-03-12 Pending — CWTAR
• 2026-03-12 Pending — RRAR as distributed by MLS GRID
• 2026-01-21 Relisted — TVAR
• 2026-01-21 Relisted — RRAR as distributed by MLS GRID
• 2026-01-21 Relisted — CWTAR
• 2025-12-17 Pending — TVAR
• 2025-12-17 Pending — CWTAR
• 2025-12-17 Pending — RRAR as distributed by MLS GRID
• 2025-12-08 Listed $79,000 RRAR as distributed by MLS GRID
• 2025-12-08 Listed $79,000 TVAR
• 2025-12-08 Listed $79,000 CWTAR

Property tax history

+3.3%/yr

Latest (2025): $394 · +6.8% YoY. Source: county tax records.