260 Miller Rd · Lafayette, TN 37083

$309,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 56 Days on market

Built 2015 2.71 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0

Listing remarks

Don't miss this Move In Ready home that sits on over 2 level acres! Beautiful owners bedroom features full bath and walk-in closet! Spacious kitchen and dining area has a great layout for entertaining or every-day use. Home is on central AC but also has emergency heat in case of bad weather. Shed does not stay.

Key facts

• Level acres
• Walk-in closet
• Spacious kitchen

Tags

• MOVE IN READY
• LEVEL ACRES
• OWNERS BEDROOM
• FULL BATH
• WALK-IN CLOSET
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Residential property; above-grade living area reported as 1,560 square feet; Year/level reported as existing, one level

Exterior

• Parking: No covered parking reported; No on-site parking total reported
• Utilities: Public water available; Septic tank; Water available
• Home design: Single family residence; One story
• Construction: Vinyl siding
• Exterior features: Approximately 2.71-acre lot

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet; Bedroom sizes approximately 15x13, 13x11, 13x11
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (38.7% below list).
• Recommended offer: $190k (38.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $235k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $190,000 (38.7% 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 56 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $146,852
• Equity at exit: $279,182

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $449,268
• Equity at exit: $602,068

Cash invested: $86,772 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 179
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-342

Break-even live

Break-even rent $2,333

Max offer price $249,509

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-254	+0% $-342	+5% $-430	+10% $-517
Rent	-10% $-492	-5% $-417	+0% $-342	+5% $-267	+10% $-192
Rate	-1.0pp $-186	-0.5pp $-263	base $-342	+0.5pp $-422	+1.0pp $-504

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Cherokee Dr Unit 16 Lafayette, TN	3.0	2.0	1200	$1,900	$1.58	44d	1	1.44mi
203 Cherokee Dr Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	44d	1	1.49mi

Listing history 28 events

1. 2026-06-09
   days on market $309,900 Active 56 DOM
2. 2026-06-08
   days on market $309,900 Active 55 DOM
3. 2026-06-08
   days on market $309,900 Active 54 DOM
4. 2026-06-07
   days on market $309,900 Active 53 DOM
5. 2026-06-03
   days on market $309,900 Active 50 DOM
6. 2026-06-02
   pricedays on market $309,900 Active 49 DOM
7. 2026-06-01
   days on market $318,900 Active 48 DOM
8. 2026-05-31
   days on market $318,900 Active 47 DOM
9. 2026-04-29
   price $318,900
10. 2026-04-14
    listed $319,900 Active
11. 2026-01-24
    historical
12. 2026-01-08
    listed $319,900 Active
13. 2025-11-21
    historical
14. 2025-10-30
    listed $339,900 Active
15. 2021-09-20
    soldstatus $235,000
16. 2021-09-17
    soldstatus $235,000 Closed
17. 2021-07-29
    historical Active Under Contract
18. 2021-07-22
    price $245,900
19. 2021-07-10
    listed $249,900 Active
20. 2021-07-10
    historical $249,900
21. 2017-03-27
    soldstatus $128,500 Closed
22. 2017-03-23
    soldstatus $128,500
23. 2017-01-29
    historical Contingent - Financing
24. 2016-10-26
    listed $128,500 Active
25. 2016-03-01
    historical
26. 2016-03-01
    soldstatus $100,500 Closed
27. 2016-02-04
    status Pending
28. 2015-09-29
    listed $99,900 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: $1,063 · $89/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,137/yr (+$95/mo · 107.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,800
• − Mortgage interest: −$17,359
• − Property taxes: −$1,063
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$9,015
• Taxable loss: −$9,835
• Est. tax savings @ 24.0%: +$2,360
• After-tax cash flow: $-1,742/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

+219.2% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $318,900 REALTRACS as Distributed by MLS Grid
• 2026-04-14 Listed $319,900 REALTRACS as Distributed by MLS Grid
• 2026-01-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-08 Listed $319,900 REALTRACS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-30 Listed $339,900 REALTRACS as Distributed by MLS Grid
• 2021-09-20 Sold (Public Records) $235,000 Public Records
• 2021-09-17 Sold (MLS) $235,000 REALTRACS as Distributed by MLS Grid
• 2021-07-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-07-22 Price Changed $245,900 REALTRACS as Distributed by MLS Grid
• 2021-07-10 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2021-07-10 Coming Soon $249,900 REALTRACS as Distributed by MLS Grid
• 2017-03-27 Sold (MLS) $128,500 REALTRACS as Distributed by MLS Grid
• 2017-03-23 Sold (Public Records) $128,500 Public Records
• 2017-01-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-10-26 Listed $128,500 REALTRACS as Distributed by MLS Grid
• 2016-03-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-03-01 Sold (MLS) $100,500 REALTRACS as Distributed by MLS Grid
• 2016-02-04 Pending — REALTRACS as Distributed by MLS Grid
• 2015-09-29 Listed $99,900 REALTRACS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $1,063 · +0.0% YoY. Source: county tax records.