1980 Mason Hall Kenton Rd · Kenton, TN 38233

$19,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 151 Days on market

Built 1920 0.38 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

Key facts

• 0.38 acre lot
• Built 1920
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, employment D, schools 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: 15 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $257 of equity ($138 loan paydown + $119 appreciation (0.6% local appreciation)).
• Obion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $20k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.38% ✓
• Cap rate: 40.04%
• Cash-on-cash: 120.54%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.40×
• Total profit: $35,639
• Equity at exit: $6,379

10-year hold

• IRR: —
• Equity multiple: 15.40×
• Total profit: $80,235
• Equity at exit: $8,165

Cash invested: $5,572 (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 38233

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$16 /mo · $195/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $560

Break-even live

Break-even rent $163

Max offer price $19,900

Occupancy floor 31%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $19,900 Active 151 DOM
2. 2026-06-18
   days on market $19,900 Active 150 DOM
3. 2026-06-17
   days on market $19,900 Active 149 DOM
4. 2026-06-16
   days on market $19,900 Active 148 DOM
5. 2026-06-15
   days on market $19,900 Active 147 DOM
6. 2026-06-14
   days on market $19,900 Active 145 DOM
7. 2026-06-12
   days on market $19,900 Active 144 DOM
8. 2026-06-09
   days on market $19,900 Active 141 DOM
9. 2026-06-08
   days on market $19,900 Active 140 DOM
10. 2026-06-07
    days on market $19,900 Active 139 DOM
11. 2026-06-07
    days on market $19,900 Active 138 DOM
12. 2026-06-04
    days on market $19,900 Active 135 DOM
13. 2026-06-02
    days on market $19,900 Active 134 DOM
14. 2026-06-01
    days on market $19,900 Active 133 DOM
15. 2026-05-31
    days on market $19,900 Active 132 DOM
16. 2026-05-31
    days on market $19,900 Active 131 DOM
17. 2026-05-15
    price $19,900 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

18. 2026-04-17
    status Active 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

19. 2026-04-10
    historical 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

20. 2026-04-08
    price $22,900 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

21. 2026-02-24
    price $25,900 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

22. 2026-02-24
    price $25,000 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

23. 2026-01-12
    listed $35,000 Active 502-char remark

    Show marketing remark (502 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $125.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account.

24. 2005-12-15
    soldstatus $6,000

ⓘ 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: $195 · $16/mo
• Projected year-2 tax: $195 · $16/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $10,460
• − Mortgage interest: −$1,115
• − Property taxes: −$195
• − Insurance: −$100
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$579
• Taxable income: $6,798
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $5,085/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 — Kenton

• Score: 58/100
• State rank: #309
• US rank: #21028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,795

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Black 5%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

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: ▲ 0.60%
• Current HPI: 211.069
• 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

+231.7% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $19,900 RRAR as distributed by MLS GRID
• 2026-04-17 Relisted — RRAR as distributed by MLS GRID
• 2026-04-10 Delisted — RRAR as distributed by MLS GRID
• 2026-04-08 Price Changed $22,900 RRAR as distributed by MLS GRID
• 2026-02-24 Price Changed $25,900 RRAR as distributed by MLS GRID
• 2026-02-24 Price Changed $25,000 RRAR as distributed by MLS GRID
• 2026-01-12 Listed $35,000 RRAR as distributed by MLS GRID
• 2005-12-15 Sold (Public Records) $6,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $195 · +0.0% YoY. Source: county tax records.