319 Wayne Ave · Ripley, TN 38063

$75,000

4 bd · 4.0 ba · — sqft · MultiFamily · 72 Days on market

Built 1981 Fair condition

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This fully occupied duplex is a fantastic investment opportunity with strong income potential! Both units are designed for everyday living featuring 1 BR, 1 BA, kitchen, living, & laundry room. Located on a large lot, making it ideal for investors looking to increase value over time. Enjoy 100% occupancy from day 1. A property that's truly packed with potential, but ready for its next owner! Make it yours -- you're only a call away.

Key facts

• Built 1981
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#310 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Lauderdale County (town): math 12% / reading 16% proficiency, ranked #132 of 139 in TN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Lauderdale County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.27% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.13%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $180,593
• List price: $75,000
• Delta: -58.47%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456 Best St	0.69mi	4/2.0	—	10mo	$101,000	—	39

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: 41.5%
• Equity multiple: 4.17×
• Total profit: $66,493
• Equity at exit: $67,566

10-year hold

• IRR: 35.9%
• Equity multiple: 9.40×
• Total profit: $176,442
• Equity at exit: $145,709

Cash invested: $21,000 (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 38063

• Home prices YoY: 4.7%
• Active inventory: 96
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $398

Break-even live

Break-even rent $1,196

Max offer price $75,000

Occupancy floor 72%

Sensitivity live

Price	-10% $450	-5% $424	+0% $398	+5% $372	+10% $346
Rent	-10% $264	-5% $331	+0% $398	+5% $465	+10% $532
Rate	-1.0pp $436	-0.5pp $417	base $398	+0.5pp $379	+1.0pp $359

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,700
Total (2 units)			$1,700

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Geoffrey Ave Ripley, TN	4.0	2.0	—	$958	—	2d	1	1.00mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 72 DOM
2. 2026-06-18
   days on market $75,000 Active 71 DOM
3. 2026-06-17
   days on market $75,000 Active 70 DOM
4. 2026-06-17
   pricedays on market $75,000 Active 69 DOM
5. 2026-06-15
   days on market $85,000 Active 68 DOM
6. 2026-06-14
   days on market $85,000 Active 66 DOM
7. 2026-06-12
   days on market $85,000 Active 65 DOM
8. 2026-06-09
   days on market $85,000 Active 62 DOM
9. 2026-06-08
   days on market $85,000 Active 61 DOM
10. 2026-06-07
    days on market $85,000 Active 60 DOM
11. 2026-06-05
    days on market $85,000 Active 58 DOM
12. 2026-06-03
    days on market $85,000 Active 56 DOM
13. 2026-06-02
    days on market $85,000 Active 55 DOM
14. 2026-06-01
    days on market $85,000 Active 54 DOM
15. 2026-05-31
    days on market $85,000 Active 53 DOM
16. 2026-05-30
    days on market $85,000 Active 52 DOM
17. 2026-04-08
    listed $85,000 Active 441-char remark

    Show marketing remark (441 chars)

    This fully occupied duplex is a fantastic investment opportunity with strong income potential! Both units are designed for everyday living featuring 1 BR, 1 BA, kitchen, living, & laundry room. Located on a large lot, making it ideal for investors looking to increase value over time. Enjoy 100% occupancy from day 1. A property that's truly packed with potential, but ready for its next owner! Make it yours -- you're only a call away.

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $20,400
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,182
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $3,786/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This fully occupied duplex presents a moderate rehab opportunity with potential for significant value increase through exterior updates and maintenance.

Repairs flagged

• Moderate siding — Weathered and discolored
• Minor driveway — Cracks and unevenness
• Minor sidewalk — Cracks and unevenness
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair driveway and sidewalk — Improves functionality and aesthetics
• Both prune vegetation — Enhances curb appeal and safety
• Both update exterior lighting — Enhances curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and discolored	Moderate	$3,000–15,000
driveway · Cracks and unevenness	Minor	$500–3,000
sidewalk · Cracks and unevenness	Minor	$500–3,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair driveway and sidewalk — Improves functionality and aesthetics ↑
• Both prune vegetation — Enhances curb appeal and safety ↑
• Both update exterior lighting — Enhances curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lauderdale County
• NCES district ID: 4702310
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,108
• Composite: 11.31/100
• National rank: #9717
• State rank: #132 of 139 in TN

Livability — Ripley

• Score: 58/100
• State rank: #310
• US rank: #21139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, TN
• Population (ZIP): 15,947

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 26,081 people
• By 2030: 25,421 · -2.5%
• By 2040: 23,824 · -8.7%
• By 2050: 22,283 · -14.6%
• By 2075: 19,016 · -27.1%
• By 2100: 15,472 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 37% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -6.5pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+27.7 2016: R+14.2 2012: R+7.0 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.78%
• Current HPI: 264.5191
• 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

1 event — show timeline

• 2026-04-08 Listed $85,000 Memphis Area Association of Realtors(R) MLS