511 Mcknight St · Rutherford, TN 38369

$49,900

5 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 22 Days on market

Built 1900 0.46 ac lot

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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 +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

Key facts

• Large backyard
• Two story
• Half acre lot

Tags

• TWO STORY
• LARGE BACKYARD
• HALF ACRE LOT
• SOUTH GIBSON SCHOOL DISTRICT

Property features AI

Finance

• Other: Lot approximately 0.46 acre
• HOA & community: Pets allowed

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (1 total parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction with vinyl siding; Slab foundation; Existing year built; Shingle roof
• Exterior features: Balcony

Interior

• Kitchen: Gas oven; Range; Dishwasher
• Bedrooms: 5 bedrooms total; 2 main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#235 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rutherford Elementary (math 42% / reading 37%, grade F, #231 of 952 statewide, top 26%, 282 students, 0% FRL); Gibson County High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $84 of equity ($345 loan paydown + $-261 appreciation (-0.5% local appreciation)).
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $21k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 2.67% ✓
• Cap rate: 23.73%
• Cash-on-cash: 62.27%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.6%
• Equity multiple: 4.11×
• Total profit: $43,511
• Equity at exit: $13,197

10-year hold

• IRR: 66.1%
• Equity multiple: 8.34×
• Total profit: $102,594
• Equity at exit: $14,865

Cash invested: $13,972 (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 38369

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $725

Break-even live

Break-even rent $416

Max offer price $49,900

Occupancy floor 41%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $49,900 Active 22 DOM
2. 2026-06-17
   days on market $49,900 Active 21 DOM
3. 2026-06-16
   days on market $49,900 Active 20 DOM
4. 2026-06-15
   days on market $49,900 Active 19 DOM
5. 2026-06-13
   pricedays on market $49,900 Active 17 DOM
6. 2026-06-12
   days on market $59,000 Active 16 DOM
7. 2026-06-09
   days on market $59,000 Active 13 DOM
8. 2026-06-08
   days on market $59,000 Active 12 DOM
9. 2026-06-08
   days on market $59,000 Active 11 DOM
10. 2026-06-07
    pricedays on market $59,000 Active 10 DOM
11. 2026-06-04
    price $64,000 Active 7 DOM
12. 2026-06-03
    days on market $71,000 Active 7 DOM
13. 2026-06-02
    days on market $71,000 Active 6 DOM
14. 2026-06-01
    days on market $71,000 Active 5 DOM
15. 2026-05-31
    days on market $71,000 Active 4 DOM
16. 2026-05-27
    listed $71,000 Active
17. 2026-04-16
    historical
18. 2026-04-11
    price $52,500
19. 2026-04-08
    price $58,000
20. 2026-04-02
    listed $65,000 Active
21. 2023-08-15
    soldstatus $77,500
22. 2023-08-14
    soldstatus $77,500 Closed 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

23. 2023-08-14
    soldstatus $77,500

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

24. 2023-08-12
    historical 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

25. 2023-07-13
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

26. 2023-06-13
    status Active 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

27. 2023-06-08
    status Pending 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

28. 2023-05-31
    listed $79,900
29. 2023-05-30
    listed $79,900 Active 366-char remark

    Show marketing remark (366 chars)

    Looking for a house with history? You just found it. This two-story was built in 1900 and needs a little TLC to make it into the perfect home in a quiet West Tennessee small town. Definitely worth the price with 5 bedrooms and over 2,200 square feet on a half-acre lot, with a large backyard. Plus, it's located in the much sought after South Gibson School District.

30. 2023-02-17
    soldstatus $50,000 Closed
31. 2023-02-17
    soldstatus $50,000
32. 2023-01-18
    historical
33. 2022-12-08
    listed $55,000
34. 2022-06-29
    listed $65,000
35. 2022-06-06
    soldstatus $40,000
36. 2022-05-12
    listed $50,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,008
• − Mortgage interest: −$2,795
• − Property taxes: −$557
• − Insurance: −$250
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,452
• Taxable income: $8,394
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $6,685/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Rutherford

• Score: 62/100
• State rank: #235
• US rank: #17256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutherford, TN
• Population (ZIP): 1,636

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 230.3868
• 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

+42.0% since first listed

21 events — show timeline

• 2026-05-27 Listed $71,000 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-11 Price Changed $52,500 REALTRACS as Distributed by MLS Grid
• 2026-04-08 Price Changed $58,000 REALTRACS as Distributed by MLS Grid
• 2026-04-02 Listed $65,000 REALTRACS as Distributed by MLS Grid
• 2023-08-15 Sold (Public Records) $77,500 Public Records
• 2023-08-14 Sold (MLS) $77,500 TVAR
• 2023-08-14 Sold (MLS) $77,500 CWTAR
• 2023-08-12 Delisted — CWTAR
• 2023-07-13 Pending — CWTAR
• 2023-06-13 Relisted — CWTAR
• 2023-06-08 Pending — CWTAR
• 2023-05-31 Listed $79,900 TVAR
• 2023-05-30 Listed $79,900 CWTAR
• 2023-02-17 Sold (Public Records) $50,000 Public Records
• 2023-02-17 Sold (MLS) $50,000 CWTAR
• 2023-01-18 Delisted — CWTAR
• 2022-12-08 Listed $55,000 CWTAR
• 2022-06-29 Listed $65,000 CWTAR
• 2022-06-06 Sold (MLS) $40,000 CWTAR
• 2022-05-12 Listed $50,000 CWTAR

Property tax history

-3.2%/yr

Latest (2025): $557 · +0.0% YoY. Source: county tax records.