7691 Elkton Pike · Elkton, TN 38477

$125,000

2 bd · 2.0 ba · 1,478 sqft · SingleFamily · 8 Days on market

Built 1980 Fair condition 0.60 ac lot Est $216k · 42% under

---

Why this score? — see what drove the A- 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

Great investment opportunity in Giles County! Conveniently located to I-65, Less than 10 min to Ardmore, TN, approx 45 minutes to Huntsville, AL. Sold as-is with lots of potential, come check it out today!

Key facts

• 0.6 acre lot
• Built 1980
• Listed 8 days

Property features AI

Finance

• Financial info: Annual tax amount listed ($766)

Exterior

• Parking: No covered parking listed; No total parking spaces listed
• Utilities: Private water; Septic tank; Water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Approximately 0.6-acre lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Bedroom sizes approximately 10 x 12 and 14 x 12
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement; Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 57/100 on livability (#325 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Giles County (rural): math 20% / reading 24% proficiency, ranked #105 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elkton Elementary (math 12% / reading 22%, grade F, #709 of 952 statewide, top 77%, 277 students, 0% FRL); Giles Co High School (math 8% / reading 22%, grade F, #237 of 332 statewide, top 75%, 703 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 73 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Giles County population projected at -10% 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $215,788
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Long Rd	0.25mi	3/1.0 (+1)	1,428 (-3%)	21mo	$207,900	$146	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 3.68×
• Total profit: $93,671
• Equity at exit: $112,610

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $255,788
• Equity at exit: $242,848

Cash invested: $35,000 (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 38477

• Home prices YoY: 8.7%
• Active inventory: 23
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $401

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 8 DOM
2. 2026-06-17
   days on market $125,000 Active 7 DOM
3. 2026-06-16
   days on market $125,000 Active 6 DOM
4. 2026-06-15
   days on market $125,000 Active 5 DOM
5. 2026-06-13
   days on market $125,000 Active 3 DOM
6. 2026-06-12
   remarks 206-char remark
7. 2026-06-12
   listed $125,000 Active 2 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $19,220
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,636
• Taxable income: $3,006
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,096/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 presents a moderate renovation opportunity with average condition. Upgrading the kitchen and bathrooms, along with freshening the exterior, can significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and dated design.
• Moderate Bathroom fixtures — Dated appearance and need for updating.
• Minor Exterior siding — Some discoloration, minor touch-up needed.
• Minor Landscaping — Basic appearance, could benefit from some updates.

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase the home's appeal and value.
• Resale Bathroom updates — Updating bathrooms with modern fixtures and finishes can enhance the home's value.
• Both Exterior painting and landscaping — Fresh paint and landscaping can improve curb appeal and attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance and dated design.	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance and need for updating.	Moderate	$3,000–15,000
Exterior siding · Some discoloration, minor touch-up needed.	Minor	$500–3,000
Landscaping · Basic appearance, could benefit from some updates.	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase the home's appeal and value. ↑
• Resale Bathroom updates — Updating bathrooms with modern fixtures and finishes can enhance the home's value. ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping can improve curb appeal and attract more buyers/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: Giles County
• NCES district ID: 4701410
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $40,318
• Composite: 18.63/100
• National rank: #8895
• State rank: #105 of 139 in TN

Livability — Elkton

• Score: 57/100
• State rank: #325
• US rank: #21687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkton, TN
• City population: 128
• Population (ZIP): 2,833

Population outlook (Giles County) Hauer SSP2

• Today (2025): 28,505 people
• By 2030: 27,960 · -1.9%
• By 2040: 26,740 · -6.2%
• By 2050: 25,665 · -10.0%
• By 2075: 24,798 · -13.0%
• By 2100: 25,524 · -10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 3% Iranian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+55.0) · D 22.1% · R 77.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -19.6pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+49.1 2016: R+45.4 2012: R+29.2 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.68%
• Current HPI: 347.487
• 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

• 2026-06-10 Listed $125,000 REALTRACS as Distributed by MLS Grid