182 Woodbine Dr · Delano, TN 37307

$282,000

3 bd · 2.0 ba · 2,208 sqft · SingleFamily public records · 36 Days on market

Built 1976 0.27 ac lot $128/sqft · 32% below area Est $415k · 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
• Appreciation +10.0/10.0
• Cash flow +4.9/30.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled near the scenic Ocoee River and Hiwassee River, this inviting home offers the perfect blend of comfort and space. Step inside to find a well-equipped kitchen featuring stainless steel appliances, a convenient pantry, ideal for everyday living and entertaining. The moveable island conveys with the home--perfect for added prep space or casual dining. . The spacious layout continues with generously sized bedrooms, including a private master suite with its own door leading directly to the back deck--perfect for enjoying peaceful mornings or unwinding in the evening. This home boasts large closets throughout, providing ample storage, along with a huge laundry room that offers incredible flexibility--whether you envision a walk-in closet, home office, or additional storage space. The full basement expands your living options even further, complete with a den and a versatile bonus room that can easily serve as an office or playroom. Outside, you'll love the combination of a small side deck and an expansive back deck, ideal for gatherings or grilling. A durable metal roof and new water heater add extra value and peace of mind. If you're looking for a home with space, flexibility, and proximity to some of Tennessee's most beautiful rivers, this property is a must-see. Buyer to verify all pertinent information. Selling As-Is.

Key facts

• Moveable island
• Private master suite
• Convenient pantry

Tags

• WELL-EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• CONVENIENT PANTRY
• MOVEABLE ISLAND
• PRIVATE MASTER SUITE
• BACK DECK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Water available
• Home design: Single family residence; Residential property; Three or more levels; Existing construction
• Construction: Stone and vinyl siding exterior; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Electric range; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air; Other cooling
• Interior features: Ceiling fan(s); Full finished basement
• Laundry & utility: Washer/dryer hookup not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-673 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (54.8% below list).
• Recommended offer: $127k (54.8% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 0.9% in Delano — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 370 students, 0% FRL); Polk County High School (math 12% / reading 42%, grade F, #104 of 332 statewide, top 33%, 443 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 58 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $151k; list at $282k implies a 87% 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 $127,448 (54.8% 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 36 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.45% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.23%
• DSCR: 0.54
• GRM: 18.4

CMA / ARV

• ARV (median comp): $414,536
• List price: $282,000
• Delta: -30.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Mcclary Dr	0.31mi	3/3.0	2,237 (+1%)	8mo	$799,000	$357	73
477 Perimeter Rd	0.28mi	4/2.0 (+1)	2,132 (-3%)	18mo	$360,000	$169	62
138 Waterstone Dr	0.34mi	3/3.0	2,412 (+9%)	6mo	$490,000	$203	59
393 Perimeter Rd	0.24mi	3/2.0	2,400 (+9%)	21mo	$458,500	$191	57
125 Westerly Ave	0.23mi	3/1.5	1,902 (-14%)	10mo	$300,000	$158	56

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: 17.1%
• Equity multiple: 2.40×
• Total profit: $110,564
• Equity at exit: $254,048

10-year hold

• IRR: 16.2%
• Equity multiple: 5.55×
• Total profit: $359,020
• Equity at exit: $547,864

Cash invested: $78,960 (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 37307

• Home prices YoY: 33.8%
• Active inventory: 58
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$1,479
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-673

Break-even live

Break-even rent $2,127

Max offer price $163,082

Occupancy floor —

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $282,000 Active 36 DOM
2. 2026-06-18
   days on market $282,000 Active 35 DOM
3. 2026-06-17
   days on market $282,000 Active 34 DOM
4. 2026-06-16
   days on market $282,000 Active 33 DOM
5. 2026-06-15
   days on market $282,000 Active 32 DOM
6. 2026-06-14
   days on market $282,000 Active 30 DOM
7. 2026-06-13
   days on market $282,000 Active 29 DOM
8. 2026-06-10
   days on market $282,000 Active 27 DOM
9. 2026-06-09
   days on market $282,000 Active 26 DOM
10. 2026-06-08
    days on market $282,000 Active 25 DOM
11. 2026-06-07
    days on market $282,000 Active 24 DOM
12. 2026-06-03
    days on market $282,000 Active 20 DOM
13. 2026-06-02
    days on market $282,000 Active 19 DOM
14. 2026-06-01
    days on market $282,000 Active 18 DOM
15. 2026-05-31
    days on market $282,000 Active 17 DOM
16. 2026-05-30
    days on market $282,000 Active 16 DOM
17. 2026-05-17
    price $282,000 1345-char remark

    Show marketing remark (1345 chars)

    Nestled near the scenic Ocoee River and Hiwassee River, this inviting home offers the perfect blend of comfort and space. Step inside to find a well-equipped kitchen featuring stainless steel appliances, a convenient pantry, ideal for everyday living and entertaining. The moveable island conveys with the home--perfect for added prep space or casual dining. . The spacious layout continues with generously sized bedrooms, including a private master suite with its own door leading directly to the back deck--perfect for enjoying peaceful mornings or unwinding in the evening. This home boasts large closets throughout, providing ample storage, along with a huge laundry room that offers incredible flexibility--whether you envision a walk-in closet, home office, or additional storage space. The full basement expands your living options even further, complete with a den and a versatile bonus room that can easily serve as an office or playroom. Outside, you'll love the combination of a small side deck and an expansive back deck, ideal for gatherings or grilling. A durable metal roof and new water heater add extra value and peace of mind. If you're looking for a home with space, flexibility, and proximity to some of Tennessee's most beautiful rivers, this property is a must-see. Buyer to verify all pertinent information. Selling As-Is.

18. 2026-05-17
    price $282,000 1344-char remark

    Show marketing remark (1345 chars)

    Nestled near the scenic Ocoee River and Hiwassee River, this inviting home offers the perfect blend of comfort and space. Step inside to find a well-equipped kitchen featuring stainless steel appliances, a convenient pantry, ideal for everyday living and entertaining. The moveable island conveys with the home--perfect for added prep space or casual dining. . The spacious layout continues with generously sized bedrooms, including a private master suite with its own door leading directly to the back deck--perfect for enjoying peaceful mornings or unwinding in the evening. This home boasts large closets throughout, providing ample storage, along with a huge laundry room that offers incredible flexibility--whether you envision a walk-in closet, home office, or additional storage space. The full basement expands your living options even further, complete with a den and a versatile bonus room that can easily serve as an office or playroom. Outside, you'll love the combination of a small side deck and an expansive back deck, ideal for gatherings or grilling. A durable metal roof and new water heater add extra value and peace of mind. If you're looking for a home with space, flexibility, and proximity to some of Tennessee's most beautiful rivers, this property is a must-see. Buyer to verify all pertinent information. Selling As-Is.

19. 2026-03-26
    listed $289,000 Active 1344-char remark

    Show marketing remark (1345 chars)

    Nestled near the scenic Ocoee River and Hiwassee River, this inviting home offers the perfect blend of comfort and space. Step inside to find a well-equipped kitchen featuring stainless steel appliances, a convenient pantry, ideal for everyday living and entertaining. The moveable island conveys with the home--perfect for added prep space or casual dining. . The spacious layout continues with generously sized bedrooms, including a private master suite with its own door leading directly to the back deck--perfect for enjoying peaceful mornings or unwinding in the evening. This home boasts large closets throughout, providing ample storage, along with a huge laundry room that offers incredible flexibility--whether you envision a walk-in closet, home office, or additional storage space. The full basement expands your living options even further, complete with a den and a versatile bonus room that can easily serve as an office or playroom. Outside, you'll love the combination of a small side deck and an expansive back deck, ideal for gatherings or grilling. A durable metal roof and new water heater add extra value and peace of mind. If you're looking for a home with space, flexibility, and proximity to some of Tennessee's most beautiful rivers, this property is a must-see. Buyer to verify all pertinent information. Selling As-Is.

20. 2026-03-26
    listed $289,000 Active 1345-char remark

    Show marketing remark (1345 chars)

    Nestled near the scenic Ocoee River and Hiwassee River, this inviting home offers the perfect blend of comfort and space. Step inside to find a well-equipped kitchen featuring stainless steel appliances, a convenient pantry, ideal for everyday living and entertaining. The moveable island conveys with the home--perfect for added prep space or casual dining. . The spacious layout continues with generously sized bedrooms, including a private master suite with its own door leading directly to the back deck--perfect for enjoying peaceful mornings or unwinding in the evening. This home boasts large closets throughout, providing ample storage, along with a huge laundry room that offers incredible flexibility--whether you envision a walk-in closet, home office, or additional storage space. The full basement expands your living options even further, complete with a den and a versatile bonus room that can easily serve as an office or playroom. Outside, you'll love the combination of a small side deck and an expansive back deck, ideal for gatherings or grilling. A durable metal roof and new water heater add extra value and peace of mind. If you're looking for a home with space, flexibility, and proximity to some of Tennessee's most beautiful rivers, this property is a must-see. Buyer to verify all pertinent information. Selling As-Is.

21. 2019-09-23
    soldstatus $151,000
22. 2019-09-20
    soldstatus $151,000

    Show marketing remark (214 chars)

    This home is a must see! It has been completely renovated and is move-in ready. Bring your boat. You have access to the community boat ramp with this home. this home has a finished basement with loads of potential!

23. 2019-09-20
    soldstatus $151,000

    Show marketing remark (214 chars)

    This home is a must see! It has been completely renovated and is move-in ready. Bring your boat. You have access to the community boat ramp with this home. this home has a finished basement with loads of potential!

24. 2019-08-11
    listed $158,900

    Show marketing remark (214 chars)

    This home is a must see! It has been completely renovated and is move-in ready. Bring your boat. You have access to the community boat ramp with this home. this home has a finished basement with loads of potential!

25. 2019-04-04
    listed $158,900
26. 2018-02-26
    soldstatus $145,000
27. 2018-02-22
    soldstatus $145,000
28. 2018-02-22
    soldstatus $145,000
29. 2017-07-10
    listed $145,000
30. 2016-10-11
    soldstatus $46,000
31. 2016-08-31
    listed $65,000
32. 2005-10-06
    soldstatus $75,000

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $2,002 · $167/mo
• Expected delta: +$998/yr (+$83/mo · 99.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,294
• − Mortgage interest: −$15,796
• − Property taxes: −$1,004
• − Insurance: −$1,410
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$8,204
• Taxable loss: −$13,567
• Est. tax savings @ 24.0%: +$3,256
• After-tax cash flow: $-4,822/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Delano

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

Census & demographics

• Population (ZIP): 5,340

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 120.96%
• Current HPI: 478.7945
• 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

+276.0% since first listed

16 events — show timeline

• 2026-05-17 Price Changed $282,000 RCAOR
• 2026-05-17 Price Changed $282,000 REALTRACS as Distributed by MLS Grid
• 2026-03-26 Listed $289,000 REALTRACS as Distributed by MLS Grid
• 2026-03-26 Listed $289,000 RCAOR
• 2019-09-23 Sold (Public Records) $151,000 Public Records
• 2019-09-20 Sold (MLS) $151,000 RCAOR
• 2019-09-20 Sold (MLS) $151,000 REALTRACS as Distributed by MLS Grid
• 2019-08-11 Listed $158,900 REALTRACS as Distributed by MLS Grid
• 2019-04-04 Listed $158,900 RCAOR
• 2018-02-26 Sold (Public Records) $145,000 Public Records
• 2018-02-22 Sold (MLS) $145,000 REALTRACS as Distributed by MLS Grid
• 2018-02-22 Sold (MLS) $145,000 RCAOR
• 2017-07-10 Listed $145,000 RCAOR
• 2016-10-11 Sold (Public Records) $46,000 Public Records
• 2016-08-31 Listed $65,000 RCAOR
• 2005-10-06 Sold (Public Records) $75,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,004 · +0.0% YoY. Source: county tax records.