103 Mccall St · Rutherford, TN 38369

$159,000

3 bd · 2.0 ba · 1,593 sqft · SingleFamily public records · 32 Days on market

Built 1964 0.40 ac 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy and quaint with timeless mid-century charm, this 3-bedroom, 1-bath home is now available in Rutherford, TN. The ROOF and HVAC are 3 YEARS OLD, and the bathroom was recently remodeled. So whether you're looking for your first home, a downsizing opportunity, or an investment property, this one offers plenty of potential. Move in and make it your own while enjoying small-town living and classic character. All information deemed accurate but is not warranted by the seller, company or REALTOR. This document is to be used for reference only and is not a valid part of the listing agreement between the buyer and seller. Square footage to be determined by appraiser.

Key facts

• Mid-century charm
• Plenty of potential
• 0.4 acre lot

Tags

• MID-CENTURY CHARM
• RECENTLY REMODELED BATHROOM
• PLENTY OF POTENTIAL

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story; Raised foundation
• Construction: Brick construction
• Exterior features: Rain gutters; Corner lot (125 x 140)

Interior

• Kitchen: Built-in electric oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Interior features: Built-in electric oven; Rain gutters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (25.4% below list).
• Recommended offer: $119k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#235 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Gibson County Sp District (rural): math 47% / reading 39% proficiency, ranked #11 of 139 in TN (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rutherford Elementary (math 42% / reading 37%, grade F, #231 of 952 statewide, top 26%, 282 students, 0% FRL); South Gibson County Middle School (math 58% / reading 42%, grade C, #20 of 333 statewide, top 6%, 800 students, 0% FRL); Gibson County High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 449 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $267 of equity ($1k loan paydown + $-832 appreciation (-0.5% local appreciation)).
• 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 32 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $130k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $118,551 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.79×
• Total profit: $-9,425
• Equity at exit: $42,050

10-year hold

• IRR: 1.6%
• Equity multiple: 1.16×
• Total profit: $7,014
• Equity at exit: $47,367

Cash invested: $44,520 (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 38369

• Home prices YoY: -0.2%
• Active inventory: 22
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-13

Break-even live

Break-even rent $1,202

Max offer price $156,702

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $32	+0% $-13	+5% $-58	+10% $-103
Rent	-10% $-107	-5% $-60	+0% $-13	+5% $34	+10% $81
Rate	-1.0pp $67	-0.5pp $27	base $-13	+0.5pp $-54	+1.0pp $-96

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $159,000 Active 32 DOM
2. 2026-06-21
   days on market $159,000 Active 31 DOM
3. 2026-06-18
   days on market $159,000 Active 29 DOM
4. 2026-06-17
   days on market $159,000 Active 28 DOM
5. 2026-06-16
   days on market $159,000 Active 27 DOM
6. 2026-06-15
   days on market $159,000 Active 26 DOM
7. 2026-06-13
   days on market $159,000 Active 24 DOM
8. 2026-06-12
   days on market $159,000 Active 23 DOM
9. 2026-06-09
   days on market $159,000 Active 20 DOM
10. 2026-06-08
    days on market $159,000 Active 19 DOM
11. 2026-06-08
    days on market $159,000 Active 18 DOM
12. 2026-06-07
    days on market $159,000 Active 17 DOM
13. 2026-06-03
    days on market $159,000 Active 14 DOM
14. 2026-06-02
    days on market $159,000 Active 13 DOM
15. 2026-06-01
    days on market $159,000 Active 12 DOM
16. 2026-05-31
    days on market $159,000 Active 11 DOM
17. 2026-05-19
    listed $159,000 Active
18. 2025-05-12
    price $196,900
19. 2024-10-29
    historical
20. 2024-07-22
    listed $295,000 Active
21. 2023-09-12
    soldstatus $130,000
22. 2023-09-08
    soldstatus $130,000 Closed
23. 2023-08-31
    status Pending
24. 2023-07-31
    historical
25. 2023-07-28
    status Pending
26. 2023-05-05
    listed $145,000 Active

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$535/yr (+$45/mo · 90.1%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,226
• − Mortgage interest: −$8,906
• − Property taxes: −$594
• − Insurance: −$795
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$4,625
• Taxable loss: −$2,971
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $557/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: Gibson County Sp District
• NCES district ID: 4701400
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $47,868
• Composite: 36.82/100
• National rank: #4565
• State rank: #11 of 139 in TN

Livability — Rutherford

• Score: 62/100
• State rank: #235
• US rank: #17256

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: Rutherford, TN
• Population (ZIP): 1,636

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 (81%)
• Race & ethnicity: White 81% Two or more races 10% Black 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -0.52%
• Current HPI: 230.3868
• 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

+9.7% since first listed

10 events — show timeline

• 2026-05-19 Listed $159,000 CWTAR
• 2025-05-12 Price Changed $196,900 CWTAR
• 2024-10-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-07-22 Listed $295,000 REALTRACS as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $130,000 Public Records
• 2023-09-08 Sold (MLS) $130,000 CWTAR
• 2023-08-31 Pending — CWTAR
• 2023-07-31 Delisted — CWTAR
• 2023-07-28 Pending — CWTAR
• 2023-05-05 Listed $145,000 CWTAR

Property tax history

-2.8%/yr

Latest (2025): $594 · +0.0% YoY. Source: county tax records.