118 Tresa St · Lake Tansi, TN 38572

$220,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 27 Days on market

Built 1971 2.58 ac lot $17/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

This home features 3 Bedrooms with 1 Bonus/Office + 1 full bath. This listing contains 4 parcels (023,024,025 & 026) Sitting on 2.5 acres of full privacy in Lake Park Subdivision. NO FHA or USDA or any other Government loans - Buyers pay their own closing cost. Sellers are leasing the propane gas. /tank monthly

Key facts

• 2.58 acres
• New hvac
• Huge workshop

Tags

• 2.58 ACRES
• MASSIVE FRONT AND BACKYARDS
• DETACHED 2-CAR GARAGE
• HUGE WORKSHOP
• NEW HVAC
• ELECTRIC WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association with a $200 yearly fee

Exterior

• Parking: Detached 2-car garage; Off-street and designated parking on the main level
• Utilities: Septic tank
• Home design: Detached property
• Construction: Vinyl siding, block and frame construction
• Exterior features: Private, wooded lot with level and rolling slope areas; Country setting view; Storage building; Workshop

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Flooring: Laminate; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Propane heating option; Electric heating option; Central cooling
• Interior features: Pantry; Eat-in kitchen; Gas log fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.0% below list).
• Recommended offer: $165k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#245 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 447 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $82k; list at $220k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000 (25.0% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.70×
• Total profit: $104,958
• Equity at exit: $198,193

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $320,867
• Equity at exit: $427,412

Cash invested: $61,600 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 447
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$17
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-234

Break-even live

Break-even rent $1,946

Max offer price $186,159

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 Midway Rd Crossville, TN	3.0	2.0	1288	$1,650	$1.28	14d	1	1.25mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 43 events

1. 2026-06-18
   days on market $220,000 Active 27 DOM
2. 2026-06-17
   days on market $220,000 Active 26 DOM
3. 2026-06-16
   days on market $220,000 Active 25 DOM
4. 2026-06-15
   days on market $220,000 Active 24 DOM
5. 2026-06-13
   days on market $220,000 Active 22 DOM
6. 2026-06-12
   days on market $220,000 Active 21 DOM
7. 2026-06-09
   days on market $220,000 Active 18 DOM
8. 2026-06-08
   days on market $220,000 Active 17 DOM
9. 2026-06-08
   days on market $220,000 Active 16 DOM
10. 2026-06-07
    days on market $220,000 Active 15 DOM
11. 2026-06-03
    days on market $220,000 Active 12 DOM
12. 2026-06-02
    days on market $220,000 Active 11 DOM
13. 2026-06-01
    days on market $220,000 Active 10 DOM
14. 2026-05-31
    days on market $220,000 Active 9 DOM
15. 2026-05-31
    price $220,000 Active 8 DOM
16. 2026-05-22
    listed $225,000 Active
17. 2026-05-13
    status Under Contract 318-char remark

    Show marketing remark (318 chars)

    This home features 3 Bedrooms with 1 Bonus/Office + 1 full bath. This listing contains 4 parcels (023,024,025 & 026) Sitting on 2.5 acres of full privacy in Lake Park Subdivision. NO FHA or USDA or any other Government loans - Buyers pay their own closing cost. Sellers are leasing the propane gas. /tank monthly

18. 2026-05-12
    listed $225,000 Active 318-char remark

    Show marketing remark (318 chars)

    This home features 3 Bedrooms with 1 Bonus/Office + 1 full bath. This listing contains 4 parcels (023,024,025 & 026) Sitting on 2.5 acres of full privacy in Lake Park Subdivision. NO FHA or USDA or any other Government loans - Buyers pay their own closing cost. Sellers are leasing the propane gas. /tank monthly

19. 2025-09-14
    historical Pending - Continue to Show - Inspection
20. 2025-09-14
    historical
21. 2025-08-22
    price $214,500
22. 2025-08-13
    price $232,000
23. 2025-07-08
    price $250,000
24. 2025-05-12
    price $264,500
25. 2025-04-06
    price $265,000
26. 2025-03-22
    price $267,000
27. 2025-03-18
    price $277,700
28. 2025-03-12
    listed $299,900 Active
29. 2023-10-31
    historical
30. 2023-08-30
    price $239,999
31. 2023-08-18
    price $242,000
32. 2023-08-10
    price $243,500
33. 2023-07-24
    listed $245,000 Active
34. 2020-05-26
    soldstatus $82,000 Closed
35. 2020-05-26
    soldstatus $82,000
36. 2020-05-26
    soldstatus $82,000
37. 2020-04-24
    status Pending - Continue to Show
38. 2020-03-11
    historical
39. 2020-01-28
    price $84,900
40. 2019-12-05
    listed $92,500 Active
41. 2009-10-20
    listed $85,000
42. 2007-11-09
    listed $92,500
43. 2006-02-22
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$204
• − Depreciation: −$6,400
• Taxable loss: −$6,695
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-1,200/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Lake Tansi

• Score: 61/100
• State rank: #245
• US rank: #17630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,030

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.68%
• Current HPI: 367.3069
• 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

+181.6% since first listed

28 events — show timeline

• 2026-05-22 Listed $225,000 Knoxville MLS
• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $225,000 FSBO.com
• 2025-09-14 Contingent — Knoxville MLS
• 2025-09-14 Listing Removed — Knoxville MLS
• 2025-08-22 Price Changed $214,500 Knoxville MLS
• 2025-08-13 Price Changed $232,000 Knoxville MLS
• 2025-07-08 Price Changed $250,000 Knoxville MLS
• 2025-05-12 Price Changed $264,500 Knoxville MLS
• 2025-04-06 Price Changed $265,000 Knoxville MLS
• 2025-03-22 Price Changed $267,000 Knoxville MLS
• 2025-03-18 Price Changed $277,700 Knoxville MLS
• 2025-03-12 Listed $299,900 Knoxville MLS
• 2023-10-31 Listing Removed — Knoxville MLS
• 2023-08-30 Price Changed $239,999 Knoxville MLS
• 2023-08-18 Price Changed $242,000 Knoxville MLS
• 2023-08-10 Price Changed $243,500 Knoxville MLS
• 2023-07-24 Listed $245,000 Knoxville MLS
• 2020-05-26 Sold (Public Records) $82,000 Public Records
• 2020-05-26 Sold (MLS) $82,000 REALTRACS as Distributed by MLS Grid
• 2020-05-26 Sold (MLS) $82,000 Knoxville MLS
• 2020-04-24 Relisted — Knoxville MLS
• 2020-03-11 Listing Removed — Knoxville MLS
• 2020-01-28 Price Changed $84,900 Knoxville MLS
• 2019-12-05 Listed $92,500 Knoxville MLS
• 2009-10-20 Listed $85,000 Knoxville MLS
• 2007-11-09 Listed $92,500 Knoxville MLS
• 2006-02-22 Listed $79,900 Knoxville MLS

Property tax history

+5.5%/yr

Latest (2025): $350 · +0.0% YoY. Source: county tax records.