140 Burnett St · Crossville, TN 38555

$195,000

None bd · 5.0 ba · 3,278 sqft · MultiFamily public records · 28 Days on market

Built 1910 0.30 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Multifamily unit available for purchase. Currently built out to 6 units. 3 units are in rehab and 3 are functional. Could remain multi family or could be converted to single family or commercial. Great location to downtown and the new proposed YMCA. The building was renting for $550-650 per unit before rehabs. 6 units, storage room, laundry room, & mechanical room.

Key facts

• Storage room
• Laundry room
• Location to downtown

Tags

• MULTIFAMILY UNIT
• STORAGE ROOM
• LAUNDRY ROOM
• MECHANICAL ROOM
• LOCATION TO DOWNTOWN

Property features AI

Exterior

• Utilities: Heating and cooling: central systems (gas/electric heating, central cooling)
• Home design: Property located at 140 Burnett St, Crossville, TN
• Construction: Vinyl siding and frame construction
• Exterior features: Vinyl siding; Frame construction; Lot approximately 0.3 acre (about 13,000 sq ft); Lot dimensions approximately 100 x 130

Interior

• Heating & cooling: Central heating (natural gas and electric); Central cooling
• Interior features: Central heating; Natural gas heating; Electric heating; Central cooling

What this means for you Summary

Snapshot

• This is a ?-bed/5.0-bath multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#246 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Martin Elementary (math 30% / reading 26%, grade F, #482 of 952 statewide, top 51%, 764 students, 0% FRL); Cumberland County High School (math 28% / reading 41%, grade F, #41 of 332 statewide, top 15%, 985 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 269 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 D-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 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: 2.36% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.29%
• DSCR: 3.37
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 51.4%
• Equity multiple: 3.25×
• Total profit: $122,818
• Equity at exit: $29,075

10-year hold

• IRR: 56.7%
• Equity multiple: 6.60×
• Total profit: $305,735
• Equity at exit: $16,860

Cash invested: $54,600 (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 38555

• Home prices YoY: -3.3%
• Active inventory: 269
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $4,597 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $2,425

Break-even live

Break-even rent $1,528

Max offer price $195,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$4,596
Total (6 units)			$4,597

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $195,000 Active 28 DOM
2. 2026-06-17
   days on market $195,000 Active 27 DOM
3. 2026-06-16
   days on market $195,000 Active 26 DOM
4. 2026-06-15
   days on market $195,000 Active 25 DOM
5. 2026-06-13
   days on market $195,000 Active 23 DOM
6. 2026-06-12
   days on market $195,000 Active 22 DOM
7. 2026-06-09
   days on market $195,000 Active 19 DOM
8. 2026-06-08
   days on market $195,000 Active 18 DOM
9. 2026-06-08
   days on market $195,000 Active 17 DOM
10. 2026-06-07
    days on market $195,000 Active 16 DOM
11. 2026-06-03
    days on market $195,000 Active 13 DOM
12. 2026-06-02
    days on market $195,000 Active 12 DOM
13. 2026-06-01
    days on market $195,000 Active 11 DOM
14. 2026-05-31
    days on market $195,000 Active 10 DOM
15. 2026-05-21
    listed $195,000 Active
16. 2025-04-09
    status Active
17. 2025-02-18
    status Pending
18. 2025-02-18
    historical
19. 2025-02-03
    listed $225,000 Active
20. 2024-05-09
    status Active
21. 2024-05-07
    status Pending
22. 2024-05-07
    historical
23. 2024-05-03
    listed $228,000 Active
24. 2021-11-24
    soldstatus $240,000
25. 2021-05-24
    soldstatus $115,000
26. 2013-05-04
    listed $139,872
27. 2012-10-05
    listed $139,872
28. 2011-05-25
    listed $151,674
29. 2005-08-05
    soldstatus $135,000
30. 1998-04-07
    soldstatus $49,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$148/yr (+$12/mo · 12.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $55,164
• − Mortgage interest: −$10,923
• − Property taxes: −$1,236
• − Insurance: −$975
• − Repairs & maintenance: −$4,413
• − Management: −$4,413
• − Depreciation: −$5,673
• Taxable income: $27,531
• Est. tax owed @ 24.0%: −$6,607
• After-tax cash flow: $22,490/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Crossville

• Score: 61/100
• State rank: #246
• US rank: #17641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossville, TN
• Population (ZIP): 21,428

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.88%
• Current HPI: 320.7637
• 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

+298.0% since first listed

16 events — show timeline

• 2026-05-21 Listed $195,000 Knoxville MLS
• 2025-04-09 Relisted — Knoxville MLS
• 2025-02-18 Pending — Knoxville MLS
• 2025-02-18 Listing Removed — Knoxville MLS
• 2025-02-03 Listed $225,000 Knoxville MLS
• 2024-05-09 Relisted — Knoxville MLS
• 2024-05-07 Pending — Knoxville MLS
• 2024-05-07 Listing Removed — Knoxville MLS
• 2024-05-03 Listed $228,000 Knoxville MLS
• 2021-11-24 Sold (Public Records) $240,000 Public Records
• 2021-05-24 Sold (Public Records) $115,000 Public Records
• 2013-05-04 Listed $139,872 Knoxville MLS
• 2012-10-05 Listed $139,872 Knoxville MLS
• 2011-05-25 Listed $151,674 Knoxville MLS
• 2005-08-05 Sold (Public Records) $135,000 Public Records
• 1998-04-07 Sold (Public Records) $49,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,236 · +0.0% YoY. Source: county tax records.