7008 Brittney Cir · Baxter, TN 38544

$2,049

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 46 Days on market

Built 2007 0.49 ac lot $1/sqft · 99% below area

---

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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One level home featuring all hardwood and tile floors! NO CARPET! Open floor plan w/ vaulted ceiling. Split bedroom plan. Master features walk-in closet and walk-in show. 2 blinds, nice neutral paint color. Seller updates include: ALL new hardwood and tile; 2 blinds; paint throughout; french doors; kitchen back splash; outbuilding; underground fencing (collar & box not included); water heater. Priced to sell.

Key facts

• Galley-style kitchen
• Manicured front lawn
• 0.49 acre lot

Tags

• MANICURED FRONT LAWN
• SPACIOUS TWO-CAR GARAGE
• EXPANSIVE LIVING ROOM
• DEDICATED DINING AREA
• GALLEY-STYLE KITCHEN
• CONVENIENT LAUNDRY SUITE

Property features AI

Exterior

• Parking: Attached garage (1 covered parking space, 1 total space)
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Residential property; One level; Residential rental/property management sub-type
• Construction: Frame construction with wood siding; Composition shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Electric water heater
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Ceiling fans; Double-pane windows

🏷️ Possibly a rental listed for sale. The $2,049 price doesn't fit this home's estimated sale value (~$327,007) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 559.9% vs local median 1.8% in Baxter — 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 (#131 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $219 of equity ($14 loan paydown + $205 appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $574 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $126 (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $1,987 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 59.27% ✓
• Cap rate: 559.92%
• Cash-on-cash: 1977.22%
• DSCR: 88.98
• GRM: 0.1

CMA / ARV

• ARV (median comp): $327,007
• List price: $2,049
• Delta: -99.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7012 Brittney Cir	0.02mi	3/2.0	1,623 (+2%)	1mo	$360,000	$222	94
6544 Thomas Twin Oak Rd	0.51mi	3/2.0	1,670 (+5%)	3mo	$375,000	$225	65
6400 Thomas Twin Oak Rd	0.39mi	3/2.0	1,725 (+9%)	4mo	$419,900	$243	64
6450 Thomas Twin Oaks Rd	0.46mi	3/2.0	1,725 (+9%)	4mo	$420,000	$243	60
6905 Cookeville Boat Dock Rd	0.10mi	3/2.0	1,773 (+12%)	19mo	$370,000	$209	60
7079 Brittney Cir	0.17mi	3/2.0	1,749 (+10%)	22mo	$310,000	$177	57
6528 Thomas Twin Oak Rd	0.53mi	3/3.0	1,668 (+5%)	18mo	$369,000	$221	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 107.92×
• Total profit: $61,342
• Equity at exit: $1,846

10-year hold

• IRR: —
• Equity multiple: 233.40×
• Total profit: $133,331
• Equity at exit: $3,981

Cash invested: $574 (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 38544

• Home prices YoY: 5.0%
• Active inventory: 200
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$11
• Tax est. 1.5%: −$3 /mo · $31/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $945

Break-even live

Break-even rent $18

Max offer price $2,049

Occupancy floor 17%

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: $512
• Closing costs: $61
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $2,049 Active 46 DOM
2. 2026-06-18
   days on market $2,049 Active 45 DOM
3. 2026-06-17
   days on market $2,049 Active 44 DOM
4. 2026-06-16
   days on market $2,049 Active 43 DOM
5. 2026-06-15
   days on market $2,049 Active 42 DOM
6. 2026-06-14
   days on market $2,049 Active 40 DOM
7. 2026-06-13
   days on market $2,049 Active 39 DOM
8. 2026-06-10
   days on market $2,049 Active 37 DOM
9. 2026-06-09
   days on market $2,049 Active 36 DOM
10. 2026-06-08
    days on market $2,049 Active 35 DOM
11. 2026-06-07
    days on market $2,049 Active 34 DOM
12. 2026-06-05
    days on market $2,049 Active 31 DOM
13. 2026-06-02
    days on market $2,049 Active 29 DOM
14. 2026-06-01
    days on market $2,049 Active 28 DOM
15. 2026-05-31
    days on market $2,049 Active 27 DOM
16. 2026-05-30
    days on market $2,049 Active 26 DOM
17. 2026-05-15
    price $2,099 1000-char remark
18. 2026-05-08
    historical $2,175
19. 2026-05-05
    listed $2,175 Active 1000-char remark
20. 2026-05-02
    price $2,175
21. 2026-04-10
    listed $2,199
22. 2022-02-24
    price $1,599
23. 2017-03-20
    soldstatus $139,000 418-char remark

    Show marketing remark (418 chars)

    One level home featuring all hardwood and tile floors! NO CARPET! Open floor plan w/ vaulted ceiling. Split bedroom plan. Master features walk-in closet and walk-in show. 2 blinds, nice neutral paint color. Seller updates include: ALL new hardwood and tile; 2 blinds; paint throughout; french doors; kitchen back splash; outbuilding; underground fencing (collar & box not included); water heater. Priced to sell.

24. 2017-03-20
    soldstatus $139,000

    Show marketing remark (418 chars)

    One level home featuring all hardwood and tile floors! NO CARPET! Open floor plan w/ vaulted ceiling. Split bedroom plan. Master features walk-in closet and walk-in show. 2 blinds, nice neutral paint color. Seller updates include: ALL new hardwood and tile; 2 blinds; paint throughout; french doors; kitchen back splash; outbuilding; underground fencing (collar & box not included); water heater. Priced to sell.

25. 2017-01-27
    listed $142,500 418-char remark

    Show marketing remark (418 chars)

    One level home featuring all hardwood and tile floors! NO CARPET! Open floor plan w/ vaulted ceiling. Split bedroom plan. Master features walk-in closet and walk-in show. 2 blinds, nice neutral paint color. Seller updates include: ALL new hardwood and tile; 2 blinds; paint throughout; french doors; kitchen back splash; outbuilding; underground fencing (collar & box not included); water heater. Priced to sell.

26. 2008-03-05
    soldstatus $127,500
27. 2008-03-04
    soldstatus $127,500
28. 2007-08-16
    listed $132,500

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,574
• − Mortgage interest: −$115
• − Property taxes: −$31
• − Insurance: −$10
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$60
• Taxable income: $12,027
• Est. tax owed @ 24.0%: −$2,886
• After-tax cash flow: $8,457/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Baxter

• Score: 66/100
• State rank: #131
• US rank: #12008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,413

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 320.6255
• 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

-98.5% since first listed

13 events — show timeline

• 2026-05-26 Price Changed $2,049 UCMLS
• 2026-05-15 Price Changed $2,099 UCMLS
• 2026-05-08 Rental Removed $2,175 SHOWMOJO
• 2026-05-05 Listed $2,175 UCMLS
• 2026-05-02 Price Changed $2,175 SHOWMOJO
• 2026-04-10 Listed for Rent $2,199 SHOWMOJO
• 2022-02-24 Price Changed $1,599 RENT.
• 2017-03-20 Sold (Public Records) $139,000 Public Records
• 2017-03-20 Sold (MLS) $139,000 UCMLS
• 2017-01-27 Listed $142,500 UCMLS
• 2008-03-05 Sold (Public Records) $127,500 Public Records
• 2008-03-04 Sold (MLS) $127,500 UCMLS
• 2007-08-16 Listed $132,500 UCMLS

Property tax history

+0.8%/yr

Latest (2025): $1,104 · +0.0% YoY. Source: county tax records.