300 W Tennessee St W · Collinwood, TN 38450

$99,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 181 Days on market

Built 1964

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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 +16.7/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

⸻ Affordable Small-Town Home | Motivated Seller | Collinwood, Tennessee $99,000 Welcome to this charming opportunity in the heart of Collinwood, Tennessee, a quiet small-town setting known for its relaxed lifestyle and friendly community. This home offers incredible value at an affordable price point, making it ideal for first-time buyers, investors, or anyone looking for a simple and peaceful place to call home. With a motivated seller, this property is priced to move and ready for its next owner. The home features a functional layout with comfortable living space and plenty of potential to personalize, update, or enhance over time. Whether you’re looking for a starter home, rental

Key facts

• New front porch
• New flooring
• Plumbing upgrades

Tags

• NEW ROOF
• NEW FRONT PORCH
• NEW FLOORING
• PLUMBING UPGRADES
• SHIP LAP WALLS

Property features AI

Finance

• Financial info: $304 annual tax (tax amount provided)

Exterior

• Parking: No covered parking listed; No parking total specified
• Utilities: Public water; Shared septic; Water available; Cable connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Block foundation; Existing (year built listed as existing)
• Exterior features: Covered porch

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Cooling present (unspecified type)
• Interior features: Laminate flooring; Basement (other)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $62 ($746/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (15.3% below list).
• Recommended offer: $84k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#262 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: health & safety C-, amenities F, commute F.
• Wayne County (rural): math 8% / reading 21% proficiency, ranked #130 of 139 in TN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Collinwood Elementary (math 8% / reading 22%, grade F, #752 of 952 statewide, top 79%, 342 students, 0% FRL); Waynesboro Middle School (math 8% / reading 22%, grade F, #230 of 333 statewide, top 69%, 290 students, 0% FRL); Collinwood High School (math 5% / reading 34%, grade F, #183 of 332 statewide, top 59%, 270 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: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($684 loan paydown + $8k appreciation (8.3% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $99k implies a 312% gain — meaningful room to come down on a strong offer.

Recommended offer $83,833 (15.3% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.85% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.67×
• Total profit: $46,372
• Equity at exit: $76,987

10-year hold

• IRR: 20.6%
• Equity multiple: 5.75×
• Total profit: $131,612
• Equity at exit: $154,542

Cash invested: $27,720 (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 38450

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $62

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 88%

Sensitivity live

Price	-10% $118	-5% $90	+0% $62	+5% $34	+10% $6
Rent	-10% $-4	-5% $29	+0% $62	+5% $95	+10% $128
Rate	-1.0pp $112	-0.5pp $87	base $62	+0.5pp $37	+1.0pp $10

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 181 DOM
2. 2026-06-17
   days on market $99,000 Active 180 DOM
3. 2026-06-16
   days on market $99,000 Active 179 DOM
4. 2026-06-15
   days on market $99,000 Active 178 DOM
5. 2026-06-13
   days on market $99,000 Active 176 DOM
6. 2026-06-12
   days on market $99,000 Active 175 DOM
7. 2026-06-09
   days on market $99,000 Active 172 DOM
8. 2026-06-08
   days on market $99,000 Active 171 DOM
9. 2026-06-08
   days on market $99,000 Active 170 DOM
10. 2026-06-07
    days on market $99,000 Active 169 DOM
11. 2026-06-03
    days on market $99,000 Active 166 DOM
12. 2026-06-02
    days on market $99,000 Active 165 DOM
13. 2026-06-01
    days on market $99,000 Active 164 DOM
14. 2026-05-31
    days on market $99,000 Active 163 DOM
15. 2026-03-07
    price $99,000
16. 2025-12-20
    listed $125,000 Active
17. 2022-03-02
    historical
18. 2021-09-23
    price $55,000
19. 2021-08-15
    price $79,000
20. 2021-06-30
    listed $99,000 Active
21. 2002-04-13
    soldstatus $24,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$227/yr (+$19/mo · 47.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,060
• − Mortgage interest: −$5,546
• − Property taxes: −$476
• − Insurance: −$495
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,880
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $973/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: Wayne County
• NCES district ID: 4704440
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $34,215
• Composite: 11.79/100
• National rank: #9681
• State rank: #130 of 139 in TN

Livability — Collinwood

• Score: 60/100
• State rank: #262
• US rank: #18501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinwood, TN
• Population (ZIP): 2,633

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 16,256 people
• By 2030: 15,921 · -2.1%
• By 2040: 15,248 · -6.2%
• By 2050: 14,393 · -11.5%
• By 2075: 12,481 · -23.2%
• By 2100: 10,466 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+76.9) · D 11.2% · R 88.1%
• 2008→2024 swing: -27.7pp toward R · 2008: -49.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+74.6 2016: R+73.9 2012: R+56.3 2008: R+49.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.26%
• Current HPI: 322.4243
• 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

+312.5% since first listed

7 events — show timeline

• 2026-03-07 Price Changed $99,000 REALTRACS as Distributed by MLS Grid
• 2025-12-20 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2022-03-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-09-23 Price Changed $55,000 REALTRACS as Distributed by MLS Grid
• 2021-08-15 Price Changed $79,000 REALTRACS as Distributed by MLS Grid
• 2021-06-30 Listed $99,000 REALTRACS as Distributed by MLS Grid
• 2002-04-13 Sold (Public Records) $24,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $476 · +27.6% YoY. Source: county tax records.