111 Bethany Ln · Shelbyville, TN 37160

$150,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records

Built 1950 6,969 sqft lot Est $239k · 37% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Selling 111 and 113 Bethany Ln together as one unit. Tax IDs 089F F 023.01 & 089F F 023.02. No splitting. Conventional or Cash. The house is in disrepair, selling as is. Craig & Wheeler to hold earnest.

Key facts

• 6,969 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% vs local median 3.6% in Shelbyville — 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 64/100 on livability (#183 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Bedford County (rural): math 24% / reading 23% proficiency, ranked #97 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Learning Way Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 675 students, 0% FRL); Harris Middle School (math 16% / reading 13%, grade F, #231 of 333 statewide, top 70%, 963 students, 0% FRL); Shelbyville Central High School (math 2% / reading 28%, grade F, #236 of 332 statewide, top 71%, 1,553 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 354 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 630 units permitted in Bedford County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bedford County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $150k implies a 538% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $239,148
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Nutmeg Dr	0.33mi	3/2.0	1,066 (-2%)	14mo	$242,000	$227	65
112 Elizabeth St	0.40mi	2/1.0 (-1)	1,033 (-5%)	7mo	$199,700	$193	62
425 Fairground Hts	0.26mi	3/2.0	1,200 (+10%)	10mo	$263,000	$219	59
417 Fairground Hts	0.30mi	2/1.0 (-1)	1,116 (+2%)	22mo	$209,000	$187	59
202 Maplewood Dr	0.38mi	2/1.0 (-1)	1,008 (-8%)	10mo	$225,000	$223	56
215 Coney Island Rd	0.38mi	3/2.0	1,042 (-5%)	18mo	$279,000	$268	56
207 Martha St	0.41mi	3/2.0	1,200 (+10%)	7mo	$230,000	$192	55
103 Coney Island Rd	0.46mi	3/1.0	1,000 (-8%)	14mo	$230,000	$230	53
113 S Thompson St	0.65mi	3/1.5	1,040 (-5%)	10mo	$150,000	$144	52
900 Landers St	0.71mi	2/1.5 (-1)	1,050 (-4%)	12mo	$229,900	$219	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,970
• Equity at exit: $22,365

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $24,719
• Equity at exit: $12,969

Cash invested: $42,000 (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 37160

• Home prices YoY: -23.1%
• Active inventory: 354
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $336

Break-even live

Break-even rent $1,138

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $421	-5% $378	+0% $336	+5% $294	+10% $251
Rent	-10% $212	-5% $274	+0% $336	+5% $398	+10% $459
Rate	-1.0pp $412	-0.5pp $374	base $336	+0.5pp $297	+1.0pp $258

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Coney Island Rd Shelbyville, TN	3.0	2.0	1046	$1,525	$1.46	45d	1	0.30mi
125 Sunlite Rd Shelbyville, TN	2.0–3.0	2.0	1147	$1,130	$0.99	25d	1	0.69mi
107 Pickle St Unit C Shelbyville, TN	2.0	1.0	1025	$1,225	$1.20	45d	1	1.43mi

Listing history 2 events

1. 2026-06-13
   remarks 206-char remark
2. 2026-06-13
   listed $150,000 Pending

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$468/yr (+$39/mo · 78.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,757
• − Mortgage interest: −$8,402
• − Property taxes: −$597
• − Insurance: −$750
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,364
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,637/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: Bedford County
• NCES district ID: 4700180
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $41,704
• Composite: 20.03/100
• National rank: #8658
• State rank: #97 of 139 in TN

Livability — Shelbyville

• Score: 64/100
• State rank: #183
• US rank: #14818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelbyville, TN
• County: Bedford County · 38,148 people
• City population: 38,148
• Metro: Shelbyville, TN
• Population (ZIP): 38,148
• Household income: $64,800
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1093.0

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 51,064 people
• By 2030: 52,954 · +3.7%
• By 2040: 56,534 · +10.7%
• By 2050: 59,482 · +16.5%
• By 2075: 65,597 · +28.5%
• By 2100: 68,030 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 11% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 15% Arabic 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -24.5pp toward R · 2008: -33.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.9 2016: R+52.8 2012: R+40.3 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.18%
• Current HPI: 330.802
• Rent YoY: —
• Metro: Shelbyville, 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

+538.3% since first listed

3 events — show timeline

• 2026-06-11 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-06-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2003-11-03 Sold (Public Records) $23,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $597 · +0.0% YoY. Source: county tax records.