205 Long St · Savannah, TN 38372

$189,900

3 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 79 Days on market

Built 1956 0.43 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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Check out this three bedroom and two bath home in close proximity to anywhere in town. The gorgeous original hardwood floors are first thing that catch your eye. Also notice the bathrooms with tile shower and tile enclosed bathtub. This home features a spacious living room area and updated kitchen. There is a wood fenced in backyard for entertaining or your fur babies. Home also has over 900 sq ft between the garage and storage room. The metal roof is only a few years old. Home on a corner lots so lots of room for parking. Call today to make this home your own.

Key facts

• Wood fenced backyard
• Updated kitchen
• Tile shower

Tags

• ORIGINAL HARDWOOD FLOORS
• TILE SHOWER
• TILE ENCLOSED BATHTUB
• SPACIOUS LIVING ROOM
• UPDATED KITCHEN
• WOOD FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage; Garage faces rear; Parking pad; 2 covered parking spaces (total 2 parking spaces)
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Existing structure (year built not specified)
• Exterior features: Lot dimensions approximately 105 x 180

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Range; Oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (35.0% below list).
• Recommended offer: $123k (35.0% 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-, schools F, crime 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.
• Market conditions: 388 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $123,463 (35.0% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 12.8

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $92,758
• Equity at exit: $171,077

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $281,305
• Equity at exit: $368,934

Cash invested: $53,172 (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: 388
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-166

Break-even live

Break-even rent $1,445

Max offer price $160,554

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-112	+0% $-166	+5% $-220	+10% $-274
Rent	-10% $-264	-5% $-215	+0% $-166	+5% $-117	+10% $-69
Rate	-1.0pp $-70	-0.5pp $-118	base $-166	+0.5pp $-215	+1.0pp $-265

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-01
   status Pending

   Show marketing remark (567 chars)

   Check out this three bedroom and two bath home in close proximity to anywhere in town. The gorgeous original hardwood floors are first thing that catch your eye. Also notice the bathrooms with tile shower and tile enclosed bathtub. This home features a spacious living room area and updated kitchen. There is a wood fenced in backyard for entertaining or your fur babies. Home also has over 900 sq ft between the garage and storage room. The metal roof is only a few years old. Home on a corner lots so lots of room for parking. Call today to make this home your own.

2. 2026-05-01
   status Pending 567-char remark

   Show marketing remark (567 chars)

   Check out this three bedroom and two bath home in close proximity to anywhere in town. The gorgeous original hardwood floors are first thing that catch your eye. Also notice the bathrooms with tile shower and tile enclosed bathtub. This home features a spacious living room area and updated kitchen. There is a wood fenced in backyard for entertaining or your fur babies. Home also has over 900 sq ft between the garage and storage room. The metal roof is only a few years old. Home on a corner lots so lots of room for parking. Call today to make this home your own.

3. 2026-02-11
   listed $189,900 Active
4. 2026-02-09
   listed $189,900 Active 567-char remark

   Show marketing remark (567 chars)

   Check out this three bedroom and two bath home in close proximity to anywhere in town. The gorgeous original hardwood floors are first thing that catch your eye. Also notice the bathrooms with tile shower and tile enclosed bathtub. This home features a spacious living room area and updated kitchen. There is a wood fenced in backyard for entertaining or your fur babies. Home also has over 900 sq ft between the garage and storage room. The metal roof is only a few years old. Home on a corner lots so lots of room for parking. Call today to make this home your own.

5. 2026-01-13
   listed $149,000 192-char remark

   Show marketing remark (192 chars)

   Conveniently located in town, this charming 3 bedroom, 2 bath home has been updated through out. Wooden privacy fence makes for your very own outside retreat. Call today to schedule a showing.

6. 2025-01-07
   soldstatus $170,000
7. 2025-01-06
   soldstatus $175,000 Closed
8. 2024-11-29
   historical Active Under Contract
9. 2024-09-10
   price $175,000
10. 2024-08-20
    price $180,000
11. 2024-08-07
    listed $190,000 Active
12. 2024-08-03
    historical $190,000
13. 2022-08-05
    soldstatus $130,000
14. 2022-07-25
    soldstatus $130,000 192-char remark

    Show marketing remark (192 chars)

    Conveniently located in town, this charming 3 bedroom, 2 bath home has been updated through out. Wooden privacy fence makes for your very own outside retreat. Call today to schedule a showing.

15. 2022-07-25
    soldstatus $130,000 Closed

    Show marketing remark (192 chars)

    Conveniently located in town, this charming 3 bedroom, 2 bath home has been updated through out. Wooden privacy fence makes for your very own outside retreat. Call today to schedule a showing.

16. 2022-07-20
    historical CLAGT - Call Agent *
17. 2022-06-22
    status Active
18. 2022-06-10
    historical CLAGT - Call Agent *
19. 2022-06-08
    status Active
20. 2022-04-18
    historical CLAGT - Call Agent *
21. 2022-04-08
    price $149,000
22. 2022-03-24
    price $160,000
23. 2022-03-09
    listed $175,000 Active
24. 2019-05-20
    soldstatus $74,200

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$550/yr (+$46/mo · 69.0%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,816
• − Mortgage interest: −$10,637
• − Property taxes: −$798
• − Insurance: −$950
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$5,524
• Taxable loss: −$5,464
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-682/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

+155.9% since first listed

24 events — show timeline

• 2026-05-01 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Pending — Memphis Area Association of Realtors(R) MLS
• 2026-02-11 Listed $189,900 REALTRACS as Distributed by MLS Grid
• 2026-02-09 Listed $189,900 Memphis Area Association of Realtors(R) MLS
• 2026-01-13 Listed $149,000 REALTRACS as Distributed by MLS Grid
• 2025-01-07 Sold (Public Records) $170,000 Public Records
• 2025-01-06 Sold (MLS) $175,000 REALTRACS as Distributed by MLS Grid
• 2024-11-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-09-10 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2024-08-20 Price Changed $180,000 REALTRACS as Distributed by MLS Grid
• 2024-08-07 Listed $190,000 REALTRACS as Distributed by MLS Grid
• 2024-08-03 Coming Soon $190,000 REALTRACS as Distributed by MLS Grid
• 2022-08-05 Sold (Public Records) $130,000 Public Records
• 2022-07-25 Sold (MLS) $130,000 Memphis Area Association of Realtors(R) MLS
• 2022-07-25 Sold (MLS) $130,000 REALTRACS as Distributed by MLS Grid
• 2022-07-20 Contingent — Memphis Area Association of Realtors(R) MLS
• 2022-06-22 Relisted — Memphis Area Association of Realtors(R) MLS
• 2022-06-10 Contingent — Memphis Area Association of Realtors(R) MLS
• 2022-06-08 Relisted — Memphis Area Association of Realtors(R) MLS
• 2022-04-18 Contingent — Memphis Area Association of Realtors(R) MLS
• 2022-04-08 Price Changed $149,000 Memphis Area Association of Realtors(R) MLS
• 2022-03-24 Price Changed $160,000 Memphis Area Association of Realtors(R) MLS
• 2022-03-09 Listed $175,000 Memphis Area Association of Realtors(R) MLS
• 2019-05-20 Sold (Public Records) $74,200 Public Records

Property tax history

+4.9%/yr

Latest (2025): $798 · +0.0% YoY. Source: county tax records.