219 Spring St · Ripley, TN 38063

$27,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 41 Days on market

Built 1934 4,791 sqft lot $44/sqft · 80% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

Key facts

• 4,791 sq ft lot
• Built 1934
• Listed 41 days

Property features AI

Finance

• Financial info: Annual tax amount recorded

Exterior

• Parking: No covered parking reported; No off-street parking total reported
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Existing structure
• Construction: Other construction materials
• Exterior features: Lot about 0.11 acres (50 x 100)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (other type); Cooling present (other type)
• Interior features: No basement; Other flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#310 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Lauderdale County (town): math 12% / reading 16% proficiency, ranked #132 of 139 in TN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ripley Elementary (math 9% / reading 14%, grade F, #805 of 952 statewide, top 85%, 480 students, 0% FRL); Ripley High School (math 8% / reading 17%, grade F, #259 of 332 statewide, top 79%, 658 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 active listings in the ZIP; 24 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($187 loan paydown + $3k appreciation (10.0% local appreciation)).
• Lauderdale County population projected at -15% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 3.16% ✓
• Cap rate: 28.47%
• Cash-on-cash: 79.21%
• DSCR: 4.52
• GRM: 2.6

CMA / ARV

• ARV (median comp): $135,571
• List price: $27,000
• Delta: -80.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 89.2%
• Equity multiple: 7.15×
• Total profit: $46,492
• Equity at exit: $24,324

10-year hold

• IRR: 83.9%
• Equity multiple: 15.81×
• Total profit: $111,930
• Equity at exit: $52,455

Cash invested: $7,560 (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 38063

• Home prices YoY: 4.7%
• Active inventory: 96
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $499

Break-even live

Break-even rent $220

Max offer price $27,000

Occupancy floor 36%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   status $27,000 Pending 41 DOM
2. 2026-06-03
   days on market $27,000 Active 41 DOM
3. 2026-06-02
   days on market $27,000 Active 40 DOM
4. 2026-06-01
   days on market $27,000 Active 39 DOM
5. 2026-05-31
   days on market $27,000 Active 38 DOM
6. 2026-05-30
   days on market $27,000 Active 37 DOM
7. 2026-04-23
   listed $27,000 Active 198-char remark

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $255 · $21/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,224
• − Mortgage interest: −$1,512
• − Property taxes: −$255
• − Insurance: −$135
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$785
• Taxable income: $5,901
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $4,572/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: Lauderdale County
• NCES district ID: 4702310
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $33,108
• Composite: 11.31/100
• National rank: #9717
• State rank: #132 of 139 in TN

Livability — Ripley

• Score: 58/100
• State rank: #310
• US rank: #21139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripley, TN
• Population (ZIP): 15,947

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 26,081 people
• By 2030: 25,421 · -2.5%
• By 2040: 23,824 · -8.7%
• By 2050: 22,283 · -14.6%
• By 2075: 19,016 · -27.1%
• By 2100: 15,472 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 37% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+37.0) · D 31.1% · R 68.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -6.5pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+27.7 2016: R+14.2 2012: R+7.0 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.78%
• Current HPI: 264.5191
• 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

2 events — show timeline

• 2026-06-03 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-23 Listed $27,000 REALTRACS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $255 · +2.0% YoY. Source: county tax records.