1102 N High St · Winchester, TN 37398

$230,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 44 Days on market

Built 1962 0.39 ac lot Est $261k · 12% under

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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 +21.4/30.0
• ARV discount +12.9/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 3br 2ba brick home resting on large lot with lake view. Home is only a 30 second drive to the city park and boat ramp. Also ,enjoy a short walk to the square for shopping and dining. Home offers gorgeous hw floors, tile and lvt. This home has been remodeled but still leaving its character and charm. Newer roof, newer hvac and brand new water heater. This home will not last long. Make appt to see!!

Key facts

• 0.39 acre lot
• Parking
• Built 1962

Property features AI

Exterior

• Parking: Attached parking; 1 covered space; 1 carport space (total parking spaces: 1)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Brick construction; Existing (previously built)
• Exterior features: Lot approximately 0.39 acres; Lot dimensions about 139 x 162.9 (irregular)

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Refrigerator included; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (5.1% below list).
• Recommended offer: $218k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.0% in Winchester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#149 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities D-.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clark Memorial School (math 14% / reading 27%, grade F, #637 of 952 statewide, top 68%, 489 students, 0% FRL); Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 324 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $199k; 16% 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 $218,292 (5.1% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $261,129
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 7th Ave NE	0.43mi	3/1.0	1,308 (-3%)	3mo	$172,000	$131	68
510 N Vine St	0.51mi	3/1.0	1,360 (+0%)	4mo	$232,000	$171	68
512 N Vine St	0.50mi	3/2.0	1,292 (-4%)	3mo	$242,500	$188	66
165 13th Ave NW	0.14mi	3/2.0	1,526 (+13%)	9mo	$375,000	$246	65
115 Heath Ln	0.63mi	3/2.0	1,311 (-3%)	5mo	$287,400	$219	61
203 3rd Ave NE	0.70mi	4/2.0 (+1)	1,344 (-1%)	1mo	$270,000	$201	60
503 Plattenburg St	0.52mi	3/2.0	1,292 (-4%)	16mo	$260,000	$201	55
505 Plattenburg St	0.51mi	3/2.0	1,292 (-4%)	18mo	$249,000	$193	54
112 Lakeland Ct	0.74mi	3/2.0	1,378 (+2%)	15mo	$210,000	$152	50
136 Brookfield Cir	0.71mi	3/2.0	1,317 (-3%)	20mo	$295,000	$224	46
96 Duncan Ln	0.68mi	3/1.5	1,425 (+5%)	17mo	$210,000	$147	43
408 6th Ave NW	0.44mi	3/2.0	1,152 (-15%)	15mo	$195,000	$169	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-15,517
• Equity at exit: $34,294

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $14,236
• Equity at exit: $19,886

Cash invested: $64,400 (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 37398

• Home prices YoY: -21.1%
• Active inventory: 324
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $343

Break-even live

Break-even rent $1,749

Max offer price $230,000

Occupancy floor 79%

Sensitivity live

Price	-10% $473	-5% $408	+0% $343	+5% $278	+10% $213
Rent	-10% $171	-5% $257	+0% $343	+5% $429	+10% $515
Rate	-1.0pp $459	-0.5pp $402	base $343	+0.5pp $283	+1.0pp $223

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $230,000 Active 44 DOM
2. 2026-06-18
   days on market $230,000 Active 43 DOM
3. 2026-06-17
   days on market $230,000 Active 42 DOM
4. 2026-06-16
   days on market $230,000 Active 41 DOM
5. 2026-06-15
   days on market $230,000 Active 40 DOM
6. 2026-06-14
   days on market $230,000 Active 38 DOM
7. 2026-06-13
   days on market $230,000 Active 37 DOM
8. 2026-06-10
   days on market $230,000 Active 35 DOM
9. 2026-06-09
   days on market $230,000 Active 34 DOM
10. 2026-06-08
    days on market $230,000 Active 33 DOM
11. 2026-06-07
    days on market $230,000 Active 32 DOM
12. 2026-06-05
    days on market $230,000 Active 29 DOM
13. 2026-06-03
    days on market $230,000 Active 28 DOM
14. 2026-06-03
    price $230,000 Active 27 DOM
15. 2026-06-02
    days on market $232,000 Active 27 DOM
16. 2026-06-01
    days on market $232,000 Active 26 DOM
17. 2026-05-31
    days on market $232,000 Active 25 DOM
18. 2026-05-30
    days on market $232,000 Active 24 DOM
19. 2026-05-06
    listed $235,000 Active
20. 2026-05-04
    historical
21. 2026-04-17
    price $235,000
22. 2026-04-02
    price $239,000
23. 2026-03-12
    price $244,000
24. 2026-02-25
    price $249,000
25. 2026-02-17
    price $254,900
26. 2026-01-23
    listed $259,900 Active
27. 2021-11-23
    soldstatus $199,000 Closed 415-char remark

    Show marketing remark (415 chars)

    Amazing 3br 2ba brick home resting on large lot with lake view. Home is only a 30 second drive to the city park and boat ramp. Also ,enjoy a short walk to the square for shopping and dining. Home offers gorgeous hw floors, tile and lvt. This home has been remodeled but still leaving its character and charm. Newer roof, newer hvac and brand new water heater. This home will not last long. Make appt to see!!

28. 2021-11-23
    soldstatus $199,000

    Show marketing remark (415 chars)

    Amazing 3br 2ba brick home resting on large lot with lake view. Home is only a 30 second drive to the city park and boat ramp. Also ,enjoy a short walk to the square for shopping and dining. Home offers gorgeous hw floors, tile and lvt. This home has been remodeled but still leaving its character and charm. Newer roof, newer hvac and brand new water heater. This home will not last long. Make appt to see!!

29. 2021-09-28
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Amazing 3br 2ba brick home resting on large lot with lake view. Home is only a 30 second drive to the city park and boat ramp. Also ,enjoy a short walk to the square for shopping and dining. Home offers gorgeous hw floors, tile and lvt. This home has been remodeled but still leaving its character and charm. Newer roof, newer hvac and brand new water heater. This home will not last long. Make appt to see!!

30. 2021-09-24
    listed $199,000 Active 415-char remark

    Show marketing remark (415 chars)

    Amazing 3br 2ba brick home resting on large lot with lake view. Home is only a 30 second drive to the city park and boat ramp. Also ,enjoy a short walk to the square for shopping and dining. Home offers gorgeous hw floors, tile and lvt. This home has been remodeled but still leaving its character and charm. Newer roof, newer hvac and brand new water heater. This home will not last long. Make appt to see!!

31. 2021-08-30
    soldstatus $137,500
32. 2019-08-19
    soldstatus $127,000
33. 2008-10-02
    soldstatus $96,500
34. 2007-06-07
    soldstatus $58,500

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$679/yr (+$57/mo · 71.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,195
• − Mortgage interest: −$12,884
• − Property taxes: −$954
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$6,691
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $4,038/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Winchester

• Score: 65/100
• State rank: #149
• US rank: #13341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, TN
• Population (ZIP): 15,712

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.03%
• Current HPI: 333.839
• 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

+301.7% since first listed

16 events — show timeline

• 2026-05-06 Listed $235,000 REALTRACS as Distributed by MLS Grid
• 2026-05-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-17 Price Changed $235,000 REALTRACS as Distributed by MLS Grid
• 2026-04-02 Price Changed $239,000 REALTRACS as Distributed by MLS Grid
• 2026-03-12 Price Changed $244,000 REALTRACS as Distributed by MLS Grid
• 2026-02-25 Price Changed $249,000 REALTRACS as Distributed by MLS Grid
• 2026-02-17 Price Changed $254,900 REALTRACS as Distributed by MLS Grid
• 2026-01-23 Listed $259,900 REALTRACS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) $199,000 Public Records
• 2021-11-23 Sold (MLS) $199,000 REALTRACS as Distributed by MLS Grid
• 2021-09-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-09-24 Listed $199,000 REALTRACS as Distributed by MLS Grid
• 2021-08-30 Sold (Public Records) $137,500 Public Records
• 2019-08-19 Sold (Public Records) $127,000 Public Records
• 2008-10-02 Sold (Public Records) $96,500 Public Records
• 2007-06-07 Sold (Public Records) $58,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $954 · +0.0% YoY. Source: county tax records.