1376 Ardmore Hwy · Taft, TN 38488

$203,900

2 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 91 Days on market

Built 1963 6,969 sqft lot Est $300k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +9.6/10.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Back on the market. Beautifully maintained home, conveniently located at the main intersection in the beautiful Taft community. This 2BR home has a new concrete driveway and sidewalk, almost new roof, recently installed insulated tilt-in windows, new tub/shower doors, recent plumbing replacement (to include water heater), and a new 8'x12' mini-barn. The refrigerator, stove, washer, and dryer stay, and seller is willing to leave some furniture also.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: Attached parking; Covered parking for 1 vehicle; Carport with 1 space (attached)
• Utilities: Private water; Septic tank; Natural gas available; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Covered porch; Storage structure on property; Level lot

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on main level); Bedroom sizes approximately 14 x 13
• Flooring: Wood flooring; Parquet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Ceiling fans for cooling; Dual cooling and wall/window units
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (32.7% below list).
• Recommended offer: $137k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanche School (327 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.3% local appreciation)).
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $83k; list at $204k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,243 (32.7% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.67% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $299,991
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 Ardmore Hwy	0.33mi	2/1.0	1,190 (+10%)	9mo	$112,000	$94	60
14 Lewter Rd	0.72mi	2/2.0	1,110 (+2%)	10mo	$308,000	$277	50

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

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.63×
• Total profit: $93,242
• Equity at exit: $172,905

10-year hold

• IRR: 19.0%
• Equity multiple: 5.87×
• Total profit: $278,056
• Equity at exit: $361,966

Cash invested: $57,092 (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 38488

• Home prices YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$1,069
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-119

Break-even live

Break-even rent $1,523

Max offer price $182,920

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-61	+0% $-119	+5% $-176	+10% $-234
Rent	-10% $-227	-5% $-173	+0% $-119	+5% $-65	+10% $-10
Rate	-1.0pp $-16	-0.5pp $-67	base $-119	+0.5pp $-172	+1.0pp $-225

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: $50,975
• Closing costs: $6,117
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $203,900 Active 91 DOM
2. 2026-06-18
   days on market $203,900 Active 88 DOM
3. 2026-06-17
   days on market $203,900 Active 87 DOM
4. 2026-06-16
   days on market $203,900 Active 86 DOM
5. 2026-06-15
   days on market $203,900 Active 85 DOM
6. 2026-06-14
   days on market $203,900 Active 83 DOM
7. 2026-06-13
   days on market $203,900 Active 82 DOM
8. 2026-06-10
   days on market $203,900 Active 80 DOM
9. 2026-06-09
   days on market $203,900 Active 79 DOM
10. 2026-06-08
    days on market $203,900 Active 78 DOM
11. 2026-06-07
    days on market $203,900 Active 77 DOM
12. 2026-06-03
    days on market $203,900 Active 73 DOM
13. 2026-06-02
    days on market $203,900 Active 72 DOM
14. 2026-06-01
    days on market $203,900 Active 71 DOM
15. 2026-05-31
    days on market $203,900 Active 70 DOM
16. 2026-05-30
    pricedays on market $203,900 Active 69 DOM
17. 2026-05-08
    price $204,000
18. 2026-03-23
    listed $205,000 Active
19. 2026-03-22
    historical $205,000
20. 2020-08-31
    soldstatus $83,000 Closed 452-char remark

    Show marketing remark (452 chars)

    Back on the market. Beautifully maintained home, conveniently located at the main intersection in the beautiful Taft community. This 2BR home has a new concrete driveway and sidewalk, almost new roof, recently installed insulated tilt-in windows, new tub/shower doors, recent plumbing replacement (to include water heater), and a new 8'x12' mini-barn. The refrigerator, stove, washer, and dryer stay, and seller is willing to leave some furniture also.

21. 2020-08-27
    soldstatus $63,000
22. 2020-07-12
    historical Active Under Contract 452-char remark

    Show marketing remark (452 chars)

    Back on the market. Beautifully maintained home, conveniently located at the main intersection in the beautiful Taft community. This 2BR home has a new concrete driveway and sidewalk, almost new roof, recently installed insulated tilt-in windows, new tub/shower doors, recent plumbing replacement (to include water heater), and a new 8'x12' mini-barn. The refrigerator, stove, washer, and dryer stay, and seller is willing to leave some furniture also.

23. 2020-06-07
    listed $89,900 Active 452-char remark

    Show marketing remark (452 chars)

    Back on the market. Beautifully maintained home, conveniently located at the main intersection in the beautiful Taft community. This 2BR home has a new concrete driveway and sidewalk, almost new roof, recently installed insulated tilt-in windows, new tub/shower doors, recent plumbing replacement (to include water heater), and a new 8'x12' mini-barn. The refrigerator, stove, washer, and dryer stay, and seller is willing to leave some furniture also.

24. 2020-06-04
    historical
25. 2020-06-04
    historical
26. 2020-06-04
    status Active
27. 2020-05-28
    listed $89,900 Active
28. 2019-08-29
    soldstatus $76,000 Closed
29. 2019-07-25
    historical Contingent - Financing
30. 2019-07-10
    status Active
31. 2019-07-01
    historical Contingent - Financing
32. 2019-06-04
    listed $91,900 Active

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: +$863/yr (+$72/mo · 147.5%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,469
• − Mortgage interest: −$11,422
• − Property taxes: −$585
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$5,932
• Taxable loss: −$5,124
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $-195/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Taft

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Taft, TN
• Population (ZIP): 1,931

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 2% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Iranian 4% Slovak 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 337.0729
• 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

+122.0% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $204,000 REALTRACS as Distributed by MLS Grid
• 2026-03-23 Listed $205,000 REALTRACS as Distributed by MLS Grid
• 2026-03-22 Coming Soon $205,000 REALTRACS as Distributed by MLS Grid
• 2020-08-31 Sold (MLS) $83,000 REALTRACS as Distributed by MLS Grid
• 2020-08-27 Sold (Public Records) $63,000 Public Records
• 2020-07-12 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-06-07 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2020-06-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2020-06-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2020-06-04 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-05-28 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2019-08-29 Sold (MLS) $76,000 REALTRACS as Distributed by MLS Grid
• 2019-07-25 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-07-10 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-07-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-06-04 Listed $91,900 REALTRACS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $585 · +0.0% YoY. Source: county tax records.