519 S Chestnut St · Troy, TN 38260

$119,900

4 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 60 Days on market

Built 1955 1.40 ac lot ↓ 29% since listing

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one offers space, land, and functionality — all in one package. Featuring 4 bedrooms, 2 bathrooms, and 1,609 sq ft, this home sits on 1.4 acres, giving you room to spread out while still being conveniently located in town. The spacious layout provides four true bedrooms, and the 24x40 detached garage offers plenty of room for storage, a workshop, or hobbies. The generous yard gives you ample outdoor space while still enjoying convenience of town living

Key facts

• 1.4 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#74 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D-, amenities F.
• Obion County (rural): math 40% / reading 37% proficiency, ranked #17 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Obion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1955 — 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,476
• Equity at exit: $17,877

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,111
• Equity at exit: $10,367

Cash invested: $33,572 (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 38260

• Home prices YoY: -11.9%
• Active inventory: 38
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $220

Break-even live

Break-even rent $946

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $287	-5% $253	+0% $220	+5% $186	+10% $152
Rent	-10% $123	-5% $171	+0% $220	+5% $268	+10% $316
Rate	-1.0pp $280	-0.5pp $250	base $220	+0.5pp $188	+1.0pp $157

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-11
   historical Active Under Contract 467-char remark

   Show marketing remark (467 chars)

   This one offers space, land, and functionality — all in one package. Featuring 4 bedrooms, 2 bathrooms, and 1,609 sq ft, this home sits on 1.4 acres, giving you room to spread out while still being conveniently located in town. The spacious layout provides four true bedrooms, and the 24x40 detached garage offers plenty of room for storage, a workshop, or hobbies. The generous yard gives you ample outdoor space while still enjoying convenience of town living

3. 2026-03-09
   price $119,900 467-char remark

   Show marketing remark (467 chars)

   This one offers space, land, and functionality — all in one package. Featuring 4 bedrooms, 2 bathrooms, and 1,609 sq ft, this home sits on 1.4 acres, giving you room to spread out while still being conveniently located in town. The spacious layout provides four true bedrooms, and the 24x40 detached garage offers plenty of room for storage, a workshop, or hobbies. The generous yard gives you ample outdoor space while still enjoying convenience of town living

4. 2026-03-09
   price $119,900

   Show marketing remark (467 chars)

   This one offers space, land, and functionality — all in one package. Featuring 4 bedrooms, 2 bathrooms, and 1,609 sq ft, this home sits on 1.4 acres, giving you room to spread out while still being conveniently located in town. The spacious layout provides four true bedrooms, and the 24x40 detached garage offers plenty of room for storage, a workshop, or hobbies. The generous yard gives you ample outdoor space while still enjoying convenience of town living

5. 2026-01-15
   listed $168,900 Active 467-char remark

   Show marketing remark (467 chars)

   This one offers space, land, and functionality — all in one package. Featuring 4 bedrooms, 2 bathrooms, and 1,609 sq ft, this home sits on 1.4 acres, giving you room to spread out while still being conveniently located in town. The spacious layout provides four true bedrooms, and the 24x40 detached garage offers plenty of room for storage, a workshop, or hobbies. The generous yard gives you ample outdoor space while still enjoying convenience of town living

6. 2026-01-13
   listed $168,900 Active

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$24/yr (+$2/mo · 2.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,692
• − Mortgage interest: −$6,716
• − Property taxes: −$827
• − Insurance: −$600
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$3,488
• Taxable income: $710
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,464/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: Obion County
• NCES district ID: 4703270
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $41,678
• Composite: 32.48/100
• National rank: #5710
• State rank: #17 of 139 in TN

Livability — Troy

• Score: 69/100
• State rank: #74
• US rank: #8884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, TN
• Population (ZIP): 3,846

Population outlook (Obion County) Hauer SSP2

• Today (2025): 28,434 people
• By 2030: 27,100 · -4.7%
• By 2040: 24,381 · -14.3%
• By 2050: 22,043 · -22.5%
• By 2075: 18,236 · -35.9%
• By 2100: 16,435 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Obion

• 2024 margin: Solid R (+64.9) · D 17.2% · R 82.1%
• 2008→2024 swing: -30.8pp toward R · 2008: -34.1pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+60.6 2016: R+58.1 2012: R+44.7 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.41%
• Current HPI: 210.3517
• 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

-29.0% since first listed

6 events — show timeline

• 2026-03-16 Pending — CWTAR
• 2026-03-11 Contingent — RRAR as distributed by MLS GRID
• 2026-03-09 Price Changed $119,900 RRAR as distributed by MLS GRID
• 2026-03-09 Price Changed $119,900 CWTAR
• 2026-01-15 Listed $168,900 RRAR as distributed by MLS GRID
• 2026-01-13 Listed $168,900 CWTAR

Property tax history

+1.9%/yr

Latest (2025): $827 · +0.0% YoY. Source: county tax records.