2003 Campbell St · Humboldt, TN 38343

$10,000

2 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 14 Days on market

Built 1949 8,400 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. Investor special with major fire damage. Property is boarded and not currently habitable. Interior has sustained significant fire and smoke damage and will require extensive repairs or possible redevelopment. Sold as-is with no repairs to be made by seller. Great opportunity for investors, contractors, or buyers looking for a full renovation project. Use caution when viewing property. INTERIOR INSPECTION IS NOT RECOMMENDED.

Key facts

• 8,400 sq ft lot
• Parking
• Built 1949

Property features AI

Exterior

• Parking: 1 parking space total; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Lot dimensions approximately 80 x 105
• Exterior features: City street frontage; Public maintained road

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: One-level layout; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $10k).

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.
• Humboldt City Schools (town): math 4% / reading 9% proficiency, ranked #138 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $69 of loan paydown is wiped out by about $300 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1949 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.85% ✓
• Cap rate: 91.50%
• Cash-on-cash: 304.30%
• DSCR: 14.54
• GRM: 0.8

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: —
• Equity multiple: 16.58×
• Total profit: $43,617
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 35.38×
• Total profit: $96,270
• Equity at exit: $865

Cash invested: $2,800 (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: 151
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$12 /mo · $138/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $710

Break-even live

Break-even rent $86

Max offer price $10,000

Occupancy floor 23%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 N 3rd Ave Humboldt, TN	3.0	2.0	1152	$985	$0.86	44d	1	1.19mi

Listing history 13 events

1. 2026-06-12
   statusdays on market $10,000 Pending 14 DOM
2. 2026-06-09
   days on market $10,000 Active 12 DOM
3. 2026-06-08
   days on market $10,000 Active 11 DOM
4. 2026-06-08
   days on market $10,000 Active 10 DOM
5. 2026-06-07
   days on market $10,000 Active 9 DOM
6. 2026-06-03
   days on market $10,000 Active 6 DOM
7. 2026-06-02
   days on market $10,000 Active 5 DOM
8. 2026-06-01
   days on market $10,000 Active 4 DOM
9. 2026-05-31
   days on market $10,000 Active 3 DOM
10. 2026-05-27
    listed $10,000 Active
11. 2026-03-10
    price $25,400
12. 2026-02-05
    price $26,700
13. 2000-12-19
    soldstatus $36,900

ⓘ 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: $138 · $12/mo
• Projected year-2 tax: $138 · $12/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $11,820
• − Mortgage interest: −$560
• − Property taxes: −$138
• − Insurance: −$50
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$291
• Taxable income: $8,890
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $6,387/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: Humboldt City Schools
• NCES district ID: 4701950
• Math proficiency: 4% ▼ -11.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $30,717
• Composite: 4.86/100
• National rank: #10042
• State rank: #138 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

• Census place: Humboldt, TN
• 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

-72.9% since first listed

4 events — show timeline

• 2026-05-27 Listed $10,000 CWTAR
• 2026-03-10 Price Changed $25,400 Memphis Area Association of Realtors(R) MLS
• 2026-02-05 Price Changed $26,700 Memphis Area Association of Realtors(R) MLS
• 2000-12-19 Sold (Public Records) $36,900 Public Records

Property tax history

-7.2%/yr

Latest (2025): $138 · +0.0% YoY. Source: county tax records.