315 S Mccombs St · Martin, TN 38237

$119,900

4 bd · 2.0 ba · 3,012 sqft · MultiFamily public records · 325 Days on market

Built 1919 0.34 ac lot $40/sqft · 51% below area Est $121k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Opportunity! Duplex in Martin. Close to town. Each side 1BR, 1BA. Window air and gas ventless heat. Rental income available - 1 side rented. The other side needs repairs and is not livable in current condition. Remodel to your style and live in it or rent it out for even more income! Call Today.

Key facts

• Close to town
• Duplex in martin
• Gas ventless heat

Tags

• DUPLEX IN MARTIN
• CLOSE TO TOWN
• GAS VENTLESS HEAT
• RENTAL INCOME AVAILABLE

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive. Per door: $452/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.0% in Martin — 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 75/100 on livability (#15 in TN, #4,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, commute F, employment F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).
• At $2,193/mo this rent would consume 51% of the median local household income ($52k/yr) (locally 636% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.66%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (median comp): $121,364
• List price: $119,900
• Delta: -1.21%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Church St	0.57mi	5/3.0 (+1)	2,691 (-11%)	8mo	$121,550	$45	40

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: 27.3%
• Equity multiple: 2.14×
• Total profit: $38,125
• Equity at exit: $17,877

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $107,401
• 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 38237

• Home prices YoY: -16.5%
• Active inventory: 85
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $903

Break-even live

Break-even rent $1,050

Max offer price $119,900

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,194
Total (2 units)			$2,193

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 22 events

1. 2026-06-19
   days on market $119,900 Active 325 DOM
2. 2026-06-18
   days on market $119,900 Active 324 DOM
3. 2026-06-17
   days on market $119,900 Active 323 DOM
4. 2026-06-16
   days on market $119,900 Active 322 DOM
5. 2026-06-15
   days on market $119,900 Active 321 DOM
6. 2026-06-14
   days on market $119,900 Active 319 DOM
7. 2026-06-12
   days on market $119,900 Active 318 DOM
8. 2026-06-09
   days on market $119,900 Active 315 DOM
9. 2026-06-08
   days on market $119,900 Active 314 DOM
10. 2026-06-07
    days on market $119,900 Active 313 DOM
11. 2026-06-04
    days on market $119,900 Active 309 DOM
12. 2026-06-02
    days on market $119,900 Active 308 DOM
13. 2026-06-01
    days on market $119,900 Active 307 DOM
14. 2026-05-31
    days on market $119,900 Active 306 DOM
15. 2026-05-31
    days on market $119,900 Active 305 DOM
16. 2026-02-20
    status Active 307-char remark

    Show marketing remark (307 chars)

    Investment Opportunity! Duplex in Martin. Close to town. Each side 1BR, 1BA. Window air and gas ventless heat. Rental income available - 1 side rented. The other side needs repairs and is not livable in current condition. Remodel to your style and live in it or rent it out for even more income! Call Today.

17. 2026-02-01
    historical 307-char remark

    Show marketing remark (307 chars)

    Investment Opportunity! Duplex in Martin. Close to town. Each side 1BR, 1BA. Window air and gas ventless heat. Rental income available - 1 side rented. The other side needs repairs and is not livable in current condition. Remodel to your style and live in it or rent it out for even more income! Call Today.

18. 2025-07-10
    listed $119,900 Active 307-char remark

    Show marketing remark (307 chars)

    Investment Opportunity! Duplex in Martin. Close to town. Each side 1BR, 1BA. Window air and gas ventless heat. Rental income available - 1 side rented. The other side needs repairs and is not livable in current condition. Remodel to your style and live in it or rent it out for even more income! Call Today.

19. 2012-12-11
    soldstatus $40,000
20. 2004-12-09
    soldstatus $103,000
21. 2003-06-10
    soldstatus $32,000
22. 2000-10-24
    soldstatus $23,500

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $26,316
• − Mortgage interest: −$6,716
• − Property taxes: −$1,010
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$3,488
• Taxable income: $9,494
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $8,559/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Martin

• Score: 75/100
• State rank: #15
• US rank: #4330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, TN
• County: Weakley County · 15,627 people
• City population: 15,627
• Metro: Martin, TN
• Population (ZIP): 15,627
• Household income: $51,670
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 636.0

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.05%
• Current HPI: 233.76
• Rent YoY: —
• Metro: Martin, 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

+410.2% since first listed

7 events — show timeline

• 2026-02-20 Relisted — RRAR as distributed by MLS GRID
• 2026-02-01 Delisted — RRAR as distributed by MLS GRID
• 2025-07-10 Listed $119,900 RRAR as distributed by MLS GRID
• 2012-12-11 Sold (Public Records) $40,000 Public Records
• 2004-12-09 Sold (Public Records) $103,000 Public Records
• 2003-06-10 Sold (Public Records) $32,000 Public Records
• 2000-10-24 Sold (Public Records) $23,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,010 · +9.1% YoY. Source: county tax records.