120 Barker Dr · Savannah, TN 38372

$189,000

4 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 19 Days on market

Built 1972 0.60 ac lot

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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 +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.0/10.0

Listing remarks

Great opportunity for both investors and retail buyers in Savannah! This spacious home brings strong potential as a primary residence, rental property, or light value-add flip. Major updates have already been completed, including a roof and A/C unit both approximately 3 years old, helping reduce major maintenance concerns. The foundation has been professionally repaired and reinforced by AFS, and the bathrooms feature granite countertops, adding solid value and appeal. Located in an established neighborhood with strong nearby comparable sales, including homes selling from $195,000 up to $300,000, this property brings excellent upside for both resale and long-term hold strategies. Convenient

Key facts

• Near schools
• Foundation repaired
• Near shopping

Tags

• A C UNIT
• FOUNDATION REPAIRED
• GRANITE COUNTERTOPS
• ESTABLISHED NEIGHBORHOOD
• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Living area reported as 1,902 square feet
• Financial info: Tax amount listed (not included per instructions)
• HOA & community: Pets allowed

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level; Residential property; Brick construction
• Construction: Brick exterior; Pillar/post/pier foundation; Built (existing)
• Exterior features: Storage structure; Lot approximately 0.6 acre

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air; Has cooling (other type)
• Interior features: Ceiling fans; Walk-in closets; Finished basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (30.0% below list).
• Recommended offer: $132k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#47 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Hardin County (rural): math 27% / reading 28% proficiency, ranked #76 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Northside Elementary (math 38% / reading 32%, grade F, #316 of 952 statewide, top 33%, 508 students, 0% FRL); Hardin County Middle School (math 28% / reading 25%, grade F, #135 of 333 statewide, top 43%, 677 students, 0% FRL); Hardin County High School (math 23% / reading 34%, grade F, #96 of 332 statewide, top 30%, 996 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: 390 active listings in the ZIP; 24 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Hardin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $189k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,294 (30.0% 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 1972 — 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 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?
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. 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: 0.70% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 11.9

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $96,648
• Equity at exit: $170,266

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $289,333
• Equity at exit: $367,185

Cash invested: $52,920 (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 38372

• Home prices YoY: 5.5%
• Active inventory: 390
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-97

Break-even live

Break-even rent $1,446

Max offer price $171,788

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-44	+0% $-97	+5% $-151	+10% $-204
Rent	-10% $-202	-5% $-150	+0% $-97	+5% $-45	+10% $7
Rate	-1.0pp $-2	-0.5pp $-49	base $-97	+0.5pp $-146	+1.0pp $-196

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $189,000 Active 19 DOM
2. 2026-06-21
   days on market $189,000 Active 18 DOM
3. 2026-06-18
   days on market $189,000 Active 16 DOM
4. 2026-06-17
   days on market $189,000 Active 15 DOM
5. 2026-06-16
   days on market $189,000 Active 14 DOM
6. 2026-06-15
   days on market $189,000 Active 13 DOM
7. 2026-06-13
   days on market $189,000 Active 11 DOM
8. 2026-06-12
   days on market $189,000 Active 10 DOM
9. 2026-06-09
   days on market $189,000 Active 7 DOM
10. 2026-06-08
    days on market $189,000 Active 6 DOM
11. 2026-06-08
    days on market $189,000 Active 5 DOM
12. 2026-06-07
    days on market $189,000 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $189,000 Active 1 DOM

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$470/yr (+$39/mo · 53.9%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $15,875
• − Mortgage interest: −$10,587
• − Property taxes: −$872
• − Insurance: −$945
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,498
• Taxable loss: −$4,567
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-73/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: Hardin County
• NCES district ID: 4701680
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $34,404
• Composite: 22.64/100
• National rank: #8061
• State rank: #76 of 139 in TN

Livability — Savannah

• Score: 71/100
• State rank: #47
• US rank: #7090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, TN
• Population (ZIP): 17,659

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 24,740 people
• By 2030: 23,971 · -3.1%
• By 2040: 22,284 · -9.9%
• By 2050: 20,612 · -16.7%
• By 2075: 17,072 · -31.0%
• By 2100: 13,723 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 5% Slovak 2% Danish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+71.0) · D 14.1% · R 85.1%
• 2008→2024 swing: -28.3pp toward R · 2008: -42.7pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+67.5 2016: R+64.2 2012: R+51.6 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.20%
• Current HPI: 293.51
• 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

+152.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $189,000 REALTRACS as Distributed by MLS Grid
• 1999-08-10 Sold (Public Records) $75,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $872 · +0.0% YoY. Source: county tax records.