540 Rolling Oak Dr #3 · Big Sandy, TN 38221

$250,000

None bd · 4.0 ba · 2,160 sqft · MultiFamily · 57 Days on market

Built 2005 Fair condition 7.10 ac lot

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Why this score? — see what drove the C 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 +19.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

7.10 beautiful acres, with 3 homes. The main home is two story, 1680 heated sq feet. Main level has 2 bedrooms, 1 bath. Upstairs are additional living quarters, 1 bd, 1 bath, combo kitchen, dining room & living room. Great for mother-law suite, are for grown children that have moved back home. New appliances upstairs & downstairs. Built 2005. Home #2 is two single wide mobile homes that have been attached, with 3 bd 2 ba. 1,728 heated sq feet. Home #3 is a 1 bd, 1 bath 480 sq foot cabin. Built 1980. Homes 2 & 3 are both rented and bring in approximately $1,000 per month. Shared well at main house. Sellers charge renters $25 per month to use well. Property features two pond

Key facts

• Two ponds
• New appliances
• Rolling oak estates

Tags

• TWO STORY
• NEW APPLIANCES
• SHARED WELL
• TWO PONDS
• METAL STORAGE BUILDING
• ROLLING OAK ESTATES

Property features AI

Finance

• Financial info: Actual rents listed for units: two units at $500 each; one unit pro forma $500; total rents shown as $1 (data may be placeholder)

Exterior

• Parking: Total of 4 parking spaces; Carport (1 space); Additional open/outside parking (4 spaces); Open, outside parking features
• Utilities: Shared well water; Septic tank sewer; 100 Amp electrical service; Electricity and water available
• Home design: Residential income property (multi-family); Combination of one- and two-level units
• Construction: Vinyl siding construction
• Exterior features: Porch; Fenced (other); Mixed roof; Has view; Private road frontage with gravel surface; road is privately maintained

Interior

• Flooring: Laminate flooring
• Bathrooms: Unit mix includes baths: 1 bath, 2 baths, 1 bath (three separate units)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floorplan
• Laundry & utility: Washer/Dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Jr High School (math 37% / reading 23%, grade F, #98 of 333 statewide, top 32%, 371 students, 0% FRL); Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.30×
• Total profit: $90,870
• Equity at exit: $156,605

10-year hold

• IRR: 18.9%
• Equity multiple: 4.61×
• Total profit: $252,485
• Equity at exit: $283,516

Cash invested: $70,000 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $301

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 83%

Sensitivity live

Price	-10% $474	-5% $387	+0% $301	+5% $215	+10% $128
Rent	-10% $98	-5% $200	+0% $301	+5% $402	+10% $504
Rate	-1.0pp $427	-0.5pp $365	base $301	+0.5pp $236	+1.0pp $170

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$822
1× unit	3	2	$943
1× unit	1	1	$803
Total (3 units)			$2,568

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $250,000 Active 57 DOM
2. 2026-06-18
   days on market $250,000 Active 55 DOM
3. 2026-06-17
   days on market $250,000 Active 54 DOM
4. 2026-06-16
   days on market $250,000 Active 53 DOM
5. 2026-06-15
   days on market $250,000 Active 52 DOM
6. 2026-06-13
   days on market $250,000 Active 50 DOM
7. 2026-06-12
   days on market $250,000 Active 49 DOM
8. 2026-06-09
   days on market $250,000 Active 46 DOM
9. 2026-06-08
   days on market $250,000 Active 45 DOM
10. 2026-06-08
    days on market $250,000 Active 44 DOM
11. 2026-06-07
    days on market $250,000 Active 43 DOM
12. 2026-06-04
    days on market $250,000 Active 40 DOM
13. 2026-06-02
    days on market $250,000 Active 39 DOM
14. 2026-06-01
    days on market $250,000 Active 38 DOM
15. 2026-05-31
    days on market $250,000 Active 37 DOM
16. 2026-04-22
    listed $250,000 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,816
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$7,273
• Taxable loss: −$391
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $3,706/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and interior, and upgrading the HVAC system would significantly increase its resale and rental value.

Repairs flagged

• Minor Exterior siding — There are some minor cracks and peeling on the exterior siding.
• Minor Interior paint — There are some minor scuffs and marks on the interior paint.

Value-add opportunities

• Resale Painting the exterior siding and interior walls — Painting the exterior and interior will improve the home's curb appeal and make it more attractive to potential buyers.
• Rental Upgrading the HVAC system — Upgrading the HVAC system will improve the comfort and energy efficiency of the home, making it more appealing to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · There are some minor cracks and peeling on the exterior siding.	Minor	$500–3,000
Interior paint · There are some minor scuffs and marks on the interior paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior siding and interior walls — Painting the exterior and interior will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Upgrading the HVAC system — Upgrading the HVAC system will improve the comfort and energy efficiency of the home, making it more appealing to renters. ↑

ⓘ 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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Big Sandy

• Score: 58/100
• State rank: #315
• US rank: #21412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,046

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 230.2855
• 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

• 2026-04-22 Listed $250,000 CWTAR