170 Cumberland St · Altamont, TN 37301

$120,000

6 bd · 2.0 ba · 2,942 sqft · SingleFamily public records · 5 Days on market

Built 1934 1.00 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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Rare opportunity in the heart of Altamont. Built in 1934 and full of historic-era character, this stately Cumberland Street home offers the size, setting, and presence that restoration buyers look for. Positioned on a prominent corner lot just off Main Street, the home features 6 bedrooms, 2 full baths, finished wood floors, and approx. 2,700 sq ft per agent measurement. This property needs significant work, but the bones, scale, curb appeal, and location create a compelling canvas for the right buyer. Investors may see strong upside for a thoughtful renovation and resale, while owner-occupants can imagine restoring a true Altamont classic into a one-of-a-kind residence. Located in Grundy C

Key facts

• Cumberland plateau
• Corner lot
• 1 acre lot

Tags

• HISTORIC-ERA CHARACTER
• CORNER LOT
• CUMBERLAND PLATEAU
• LOCAL SERVICES NEARBY
• SAVAGE GULF OUTDOOR RECREATION

Property features AI

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level; Residential property
• Construction: Built with log, brick, stone and other materials; Approximate year built
• Exterior features: 1-acre lot; Pets allowed; Corner lot location

Interior

• Kitchen: No appliances listed
• Bedrooms: 6 bedrooms total, 4 on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement; Wood flooring

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 55/100 on livability (#351 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Grundy County (rural): math 21% / reading 23% proficiency, ranked #110 of 139 in TN (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Elementary (math 32% / reading 22%, grade F, #496 of 952 statewide, top 55%, 338 students, 0% FRL); Grundy County High School (math 8% / reading 17%, grade F, #259 of 332 statewide, top 79%, 534 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 16 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Grundy County population projected at -24% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1934 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.6

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: 32.4%
• Equity multiple: 3.53×
• Total profit: $85,169
• Equity at exit: $108,106

10-year hold

• IRR: 28.0%
• Equity multiple: 8.00×
• Total profit: $235,108
• Equity at exit: $233,134

Cash invested: $33,600 (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 37301

• Home prices YoY: 2.7%
• Active inventory: 42
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $312

Break-even live

Break-even rent $921

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $120,000 Active 5 DOM
2. 2026-06-18
   days on market $120,000 Active 4 DOM
3. 2026-06-17
   days on market $120,000 Active 3 DOM
4. 2026-06-16
   days on market $120,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $120,000 Active 1 DOM

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$272/yr (+$23/mo · 46.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,788
• − Mortgage interest: −$6,722
• − Property taxes: −$580
• − Insurance: −$600
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,491
• Taxable income: $1,869
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,293/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: Grundy County
• NCES district ID: 4701530
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $28,948
• Composite: 17.56/100
• National rank: #9044
• State rank: #110 of 139 in TN

Livability — Altamont

• Score: 55/100
• State rank: #351
• US rank: #23154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altamont, TN
• City population: 913
• Population (ZIP): 1,319

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,660 people
• By 2030: 12,088 · -4.5%
• By 2040: 10,879 · -14.1%
• By 2050: 9,666 · -23.6%
• By 2075: 7,126 · -43.7%
• By 2100: 4,941 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Slovak 5% Iranian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -56.5pp toward R · 2008: -12.8pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+55.3 2012: R+20.5 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.09%
• Current HPI: 380.5799
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-06-14 Coming Soon $120,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $580 · +0.0% YoY. Source: county tax records.