142 North Point Rd · Sweetwater, TN 37874

$235,000

3 bd · 3.0 ba · 1,512 sqft · SingleFamily public records · 24 Days on market

Built 1965 0.49 ac lot

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully refreshed and updated 3-bedroom, 2-bath home, offering over 1,500 square feet of comfortable living space on . 49 acre lot. Recent updates include a fresh coat of paint throughout , luxury vinyl plank flooring, and renovated bathrooms, giving the home a clean, crisp, modern feel from the moment you walk in. This charming home features an easy flow that takes you from the welcoming foyer into an inviting layout with a spacious living room and a versatile second area, perfect for a formal dining room. The kitchen boasts ample cabinet space and an eat-in breakfast area that flows seamlessly into the dining area, making it the perfect spot for family meals and gathe

Key facts

• Renovated bathrooms
• Private bath
• New bathtub

Tags

• LUXURY VINYL PLANK FLOORING
• RENOVATED BATHROOMS
• AMPLE CABINET SPACE
• EAT-IN BREAKFAST AREA
• PRIVATE BATH
• NEW BATHTUB

Property features AI

Exterior

• Parking: Off-street parking on the main level
• Utilities: Public sewer
• Home design: Detached property; 1,512 building area (per tax records)
• Construction: Vinyl siding; Frame construction
• Exterior features: Workshop; Level to rolling lot; Country setting view

Interior

• Kitchen: Eat-in kitchen; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Electric heating; Central cooling
• Interior features: Eat-in kitchen; Partially finished basement; 6 total rooms; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Elementary (math 40% / reading 35%, grade F, #269 of 952 statewide, top 28%, 299 students, 0% FRL); Sweetwater Jr High School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 322 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• Current owner paid $98k; list at $235k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-755
• Equity at exit: $35,039

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $47,098
• Equity at exit: $20,319

Cash invested: $65,800 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 141
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $588

Break-even live

Break-even rent $1,751

Max offer price $235,000

Occupancy floor 71%

Sensitivity live

Price	-10% $721	-5% $654	+0% $588	+5% $521	+10% $455
Rent	-10% $391	-5% $489	+0% $588	+5% $686	+10% $785
Rate	-1.0pp $706	-0.5pp $648	base $588	+0.5pp $527	+1.0pp $465

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	24d	1	1.20mi

Listing history 29 events

1. 2026-06-21
   days on market $235,000 Active 24 DOM
2. 2026-06-18
   days on market $235,000 Active 22 DOM
3. 2026-06-17
   days on market $235,000 Active 21 DOM
4. 2026-06-16
   days on market $235,000 Active 20 DOM
5. 2026-06-15
   days on market $235,000 Active 19 DOM
6. 2026-06-13
   days on market $235,000 Active 17 DOM
7. 2026-06-12
   days on market $235,000 Active 16 DOM
8. 2026-06-09
   days on market $235,000 Active 13 DOM
9. 2026-06-08
   days on market $235,000 Active 12 DOM
10. 2026-06-08
    days on market $235,000 Active 11 DOM
11. 2026-06-07
    days on market $235,000 Active 10 DOM
12. 2026-06-03
    days on market $235,000 Active 7 DOM
13. 2026-06-02
    days on market $235,000 Active 6 DOM
14. 2026-06-01
    days on market $235,000 Active 5 DOM
15. 2026-05-31
    days on market $235,000 Active 4 DOM
16. 2026-05-27
    listed $235,000 Active
17. 2021-12-17
    soldstatus $98,000
18. 2018-05-22
    historical
19. 2018-02-22
    listed $89,900 Active
20. 2018-02-21
    listed $89,900
21. 2018-01-02
    historical
22. 2017-09-13
    listed $89,000 Active
23. 2017-01-29
    historical
24. 2016-11-29
    status Active
25. 2016-11-21
    historical Pending - Continue to Show
26. 2016-11-02
    listed $98,900 Active
27. 2016-11-02
    price $89,900
28. 2016-07-28
    listed $89,000
29. 2014-03-28
    soldstatus $69,250

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$1,032/yr (+$86/mo · 162.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,164
• − Property taxes: −$636
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,836
• Taxable income: $3,339
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $6,252/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+239.4% since first listed

14 events — show timeline

• 2026-05-27 Listed $235,000 Knoxville MLS
• 2021-12-17 Sold (Public Records) $98,000 Public Records
• 2018-05-22 Listing Removed — Knoxville MLS
• 2018-02-22 Listed $89,900 Knoxville MLS
• 2018-02-21 Listed $89,900 RCAOR
• 2018-01-02 Listing Removed — Knoxville MLS
• 2017-09-13 Listed $89,000 Knoxville MLS
• 2017-01-29 Listing Removed — Knoxville MLS
• 2016-11-29 Relisted — Knoxville MLS
• 2016-11-21 Contingent — Knoxville MLS
• 2016-11-02 Listed $98,900 Knoxville MLS
• 2016-11-02 Price Changed $89,900 Knoxville MLS
• 2016-07-28 Listed $89,000 RCAOR
• 2014-03-28 Sold (Public Records) $69,250 Public Records

Property tax history

+12.7%/yr

Latest (2025): $636 · +0.0% YoY. Source: county tax records.