71 Fruitland Rd · Humboldt, TN 38343

$144,900

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 85 Days on market

Built 1939 0.87 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

RECENTLY REMODELED home between Humboldt and Trenton, minutes from stores, restaurants and employment opportunities. UPDATED APPLIANCES, HVAC is 7 y/o. LARGE BACKYARD for privacy or entertaining. Extra room could be used as an office or a 3rd bedroom. Come see it today! This document is to be used for reference only and is not a valid part of the sales contract between the buyer and seller. Square footage to be determined by an appraiser.

Key facts

• Updated appliances
• Recently remodeled
• Large backyard

Tags

• RECENTLY REMODELED
• UPDATED APPLIANCES
• LARGE BACKYARD
• EXTRA ROOM

Property features AI

Exterior

• Parking: Attached garage (1 garage space); Open parking for 3 vehicles (4 total parking spaces)
• Security: Fire alarm
• Home design: Single-family residence; One story / single level
• Construction: Aluminum siding
• Exterior features: Rain gutters; Front porch; Composition roof

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (forced air); Central electric air conditioning
• Interior features: Dishwasher; Refrigerator; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#289 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Trenton (town): math 24% / reading 24% proficiency, ranked #99 of 139 in TN (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 153 active listings in the ZIP; 155 units permitted in Gibson 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 $4k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $145k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 8.3

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,975
• Equity at exit: $21,605

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $10,797
• Equity at exit: $12,528

Cash invested: $40,572 (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 38343

• Home prices YoY: -18.1%
• Active inventory: 153
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $228

Break-even live

Break-even rent $1,174

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $310	-5% $269	+0% $228	+5% $187	+10% $146
Rent	-10% $113	-5% $170	+0% $228	+5% $286	+10% $344
Rate	-1.0pp $301	-0.5pp $265	base $228	+0.5pp $191	+1.0pp $152

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-09
   days on market $144,900 Active 85 DOM
2. 2026-06-08
   days on market $144,900 Active 84 DOM
3. 2026-06-08
   days on market $144,900 Active 83 DOM
4. 2026-06-07
   days on market $144,900 Active 82 DOM
5. 2026-06-03
   days on market $144,900 Active 79 DOM
6. 2026-06-02
   days on market $144,900 Active 78 DOM
7. 2026-06-01
   days on market $144,900 Active 77 DOM
8. 2026-05-31
   days on market $144,900 Active 76 DOM
9. 2026-04-20
   price $144,900
10. 2026-03-14
    listed $159,900 Active
11. 2024-02-27
    historical $1,200
12. 2023-12-11
    listed $1,200
13. 2023-12-01
    listed $1,200
14. 2023-11-30
    historical
15. 2023-09-30
    price $159,990
16. 2023-08-27
    listed $169,990 Active
17. 2023-05-22
    soldstatus $45,000
18. 2002-09-04
    soldstatus $58,500
19. 2001-06-28
    soldstatus $36,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$542/yr (+$45/mo · 111.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,550
• − Mortgage interest: −$8,117
• − Property taxes: −$487
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,215
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,641/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: Trenton
• NCES district ID: 4704100
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $33,930
• Composite: 19.7/100
• National rank: #8723
• State rank: #99 of 139 in TN

Livability — Humboldt

• Score: 59/100
• State rank: #289
• US rank: #20318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,672
• Population (ZIP): 15,672

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.61%
• Current HPI: 206.7365
• 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

+302.5% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $144,900 CWTAR
• 2026-03-14 Listed $159,900 CWTAR
• 2024-02-27 Rental Removed $1,200 CWTAR
• 2023-12-11 Listed for Rent $1,200 CWTAR
• 2023-12-01 Listed $1,200 CWTAR
• 2023-11-30 Delisted — CWTAR
• 2023-09-30 Price Changed $159,990 CWTAR
• 2023-08-27 Listed $169,990 CWTAR
• 2023-05-22 Sold (Public Records) $45,000 Public Records
• 2002-09-04 Sold (Public Records) $58,500 Public Records
• 2001-06-28 Sold (Public Records) $36,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $487 · +0.0% YoY. Source: county tax records.