109 Durbin Ln · Parsons, TN 38363

$156,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 246 Days on market

Built 2000 1.74 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).

• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

Key facts

• Metal roof installed
• Storage building
• 1.74 acre lot

Tags

• COVERED FRONT AND BACK PORCHES
• STORAGE BUILDING
• POTENTIAL GUEST HOUSES
• METAL ROOF INSTALLED

Property features AI

Exterior

• Parking: Open parking with 2 spaces
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Single-story (one level)
• Construction: Vinyl siding; Metal roof; Permanent pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Covered front porch; Shed and storage structure; No fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (31.2% below list).
• Recommended offer: $108k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#288 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Decatur County (rural): math 45% / reading 33% proficiency, ranked #19 of 139 in TN (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 10 units permitted in Decatur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,985 (31.2% 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 246 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 12.1

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $80,043
• Equity at exit: $141,348

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $239,761
• Equity at exit: $304,822

Cash invested: $43,932 (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 38363

• Home prices YoY: 9.8%
• Active inventory: 90
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-84

Break-even live

Break-even rent $1,186

Max offer price $142,105

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-39	+0% $-84	+5% $-128	+10% $-173
Rent	-10% $-169	-5% $-126	+0% $-84	+5% $-41	+10% $2
Rate	-1.0pp $-5	-0.5pp $-44	base $-84	+0.5pp $-124	+1.0pp $-166

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-07
   status Pending
2. 2026-02-03
   status Active
3. 2026-02-03
   price $156,900
4. 2026-02-03
   historical
5. 2025-10-13
   status Pending
6. 2025-09-10
   price $154,900
7. 2025-06-23
   price $157,000
8. 2025-05-12
   listed $159,900 Active
9. 2023-10-02
   soldstatus $140,000
10. 2023-09-25
    soldstatus $140,000 Closed 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

11. 2023-09-18
    status Pending 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

12. 2023-08-11
    status Active 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

13. 2023-08-11
    price $149,900 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

14. 2023-08-09
    historical 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

15. 2023-07-27
    listed $169,900 Active 588-char remark

    Show marketing remark (588 chars)

    Welcome to this incredible 3-bedroom, 2-bath gem nestled on a vast 1.59-acre property! This charming home boasts unlimited potential, with two additional buildings that can be utilized for storage or even converted into a second residence. All Appliances are brand new. The possibilities are endless, making it an ideal investment opportunity or a perfect space to realize your dreams. The property also features a convenient mower shed and a spacious yard, providing ample space for relaxation and outdoor activities. Don't miss the chance to seize this versatile and promising property!

16. 2023-05-17
    soldstatus $60,000
17. 2019-09-13
    soldstatus $62,500

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$530/yr (+$44/mo · 90.8%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,958
• − Mortgage interest: −$8,789
• − Property taxes: −$584
• − Insurance: −$784
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$4,564
• Taxable loss: −$3,837
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-84/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: Decatur County
• NCES district ID: 4700960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,877
• Composite: 32.28/100
• National rank: #5756
• State rank: #19 of 139 in TN

Livability — Parsons

• Score: 59/100
• State rank: #288
• US rank: #20310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,600
• Population (ZIP): 5,600

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 11,311 people
• By 2030: 10,995 · -2.8%
• By 2040: 10,268 · -9.2%
• By 2050: 9,512 · -15.9%
• By 2075: 7,988 · -29.4%
• By 2100: 6,639 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+69.1) · D 15.0% · R 84.1%
• 2008→2024 swing: -36.9pp toward R · 2008: -32.2pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+63.4 2016: R+58.7 2012: R+37.0 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.34%
• Current HPI: 305.7717
• 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

+151.0% since first listed

17 events — show timeline

• 2026-05-07 Pending — CWTAR
• 2026-02-03 Relisted — CWTAR
• 2026-02-03 Price Changed $156,900 CWTAR
• 2026-02-03 Delisted — CWTAR
• 2025-10-13 Pending — CWTAR
• 2025-09-10 Price Changed $154,900 CWTAR
• 2025-06-23 Price Changed $157,000 CWTAR
• 2025-05-12 Listed $159,900 CWTAR
• 2023-10-02 Sold (Public Records) $140,000 Public Records
• 2023-09-25 Sold (MLS) $140,000 CWTAR
• 2023-09-18 Pending — CWTAR
• 2023-08-11 Relisted — CWTAR
• 2023-08-11 Price Changed $149,900 CWTAR
• 2023-08-09 Delisted — CWTAR
• 2023-07-27 Listed $169,900 CWTAR
• 2023-05-17 Sold (Public Records) $60,000 Public Records
• 2019-09-13 Sold (Public Records) $62,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $584 · +28.9% YoY. Source: county tax records.