103 E High St · Ethridge, TN 38456

$130,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 19 Days on market

Built 1940 8,712 sqft 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 +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This home can be bought in a package for investors, 11 homes total or can be purchased individual. Cute as can be in the heart of Ethridge. Renovated with a wrap-around porch, storm cellar and concrete shop This home has 3 bedrooms and 1 bath, Great location Rented monthly for $900.00 per month

Key facts

• Wrap around porch
• Concrete shop
• Great location

Tags

• WRAP AROUND PORCH
• STORM CELLAR
• CONCRETE SHOP
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No covered parking indicated; No total parking spaces indicated
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding construction; Existing structure
• Exterior features: Lot roughly 0.2 acres (approx. 100 x 143); Vinyl siding

Interior

• Kitchen: Built-in electric range
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 11x10, 10x11 and 10x10
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Built-in electric range; Wood flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-64 ($-771/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.8% below list).
• Recommended offer: $106k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#308 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ethridge Elementary (math 31% / reading 37%, grade F, #351 of 952 statewide, top 37%, 498 students, 0% FRL); E O Coffman Middle School (math 23% / reading 26%, grade F, #154 of 333 statewide, top 48%, 582 students, 0% FRL); Lawrence Co High School (math 26% / reading 23%, grade F, #129 of 332 statewide, top 43%, 1,143 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 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 $20k; list at $130k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $105,588 (18.8% 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. Built in 1940 — 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. 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?
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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.3

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $66,725
• Equity at exit: $117,114

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $199,744
• Equity at exit: $252,561

Cash invested: $36,400 (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 38456

• Home prices YoY: 12.2%
• Active inventory: 26
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-64

Break-even live

Break-even rent $1,137

Max offer price $120,702

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-19	+0% $-64	+5% $-109	+10% $-154
Rent	-10% $-148	-5% $-106	+0% $-64	+5% $-23	+10% $19
Rate	-1.0pp $1	-0.5pp $-31	base $-64	+0.5pp $-98	+1.0pp $-132

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 19 DOM
2. 2026-06-21
   days on market $130,000 Active 18 DOM
3. 2026-06-18
   days on market $130,000 Active 16 DOM
4. 2026-06-17
   days on market $130,000 Active 15 DOM
5. 2026-06-16
   days on market $130,000 Active 14 DOM
6. 2026-06-15
   days on market $130,000 Active 13 DOM
7. 2026-06-13
   days on market $130,000 Active 11 DOM
8. 2026-06-12
   days on market $130,000 Active 10 DOM
9. 2026-06-09
   days on market $130,000 Active 7 DOM
10. 2026-06-08
    days on market $130,000 Active 6 DOM
11. 2026-06-08
    days on market $130,000 Active 5 DOM
12. 2026-06-07
    days on market $130,000 Active 4 DOM
13. 2026-06-03
    remarks 265-char remark
14. 2026-06-03
    listed $130,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $12,671
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,782
• Taxable loss: −$3,021
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $-46/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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Ethridge

• Score: 58/100
• State rank: #308
• US rank: #20983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ethridge, TN
• Population (ZIP): 4,600

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 81% English-only · German/W. Germanic 18% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.31%
• Current HPI: 388.7921
• 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

+550.0% since first listed

12 events — show timeline

• 2026-06-02 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-24 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-02-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-12-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-13 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-20 Pending — REALTRACS as Distributed by MLS Grid
• 2025-05-29 Listed $130,000 REALTRACS as Distributed by MLS Grid
• 2013-03-05 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $151 · +0.0% YoY. Source: county tax records.