420 N Mclemore Ave · Brownsville, TN 38012

$99,900

3 bd · 1.5 ba · 1,642 sqft · SingleFamily public records · 146 Days on market

Built 1929 0.26 ac lot $61/sqft · 43% below area Est $177k · 43% under

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Why this score? — see what drove the B- 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

Key facts

• Near schools
• Near shopping
• Convenient location

Tags

• SINGLE-FAMILY HOME
• CONVENIENT LOCATION
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.8% in Brownsville — 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 54/100 on livability (#374 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Haywood County (town): math 4% / reading 10% proficiency, ranked #137 of 139 in TN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 102 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 22 units permitted in Haywood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Haywood County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $49k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.25% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $176,527
• List price: $99,900
• Delta: -43.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Key Corner St	0.31mi	3/2.0	1,704 (+4%)	12mo	$255,000	$150	67
620 N Lafayette Ave	0.33mi	2/2.0 (-1)	1,568 (-4%)	7mo	$175,000	$112	64
799 Hart Dr	0.52mi	4/2.0 (+1)	1,636 (-0%)	12mo	$235,000	$144	58
725 Carlton St	0.37mi	3/2.0	1,402 (-15%)	5mo	$179,500	$128	53
781 Foster Ave	0.50mi	3/2.0	1,801 (+10%)	14mo	$255,000	$142	47
900 Stonewall St	0.65mi	2/2.0 (-1)	1,798 (+10%)	6mo	$229,500	$128	42
1206 Haralson St	0.74mi	3/2.5	1,795 (+9%)	18mo	$215,000	$120	31

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,841
• Equity at exit: $14,895

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $33,418
• Equity at exit: $8,638

Cash invested: $27,972 (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 38012

• Home prices YoY: -17.6%
• Active inventory: 102
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$524
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $346

Break-even live

Break-even rent $810

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 N Russell Ave Brownsville, TN	2.0	1.0	1350	$1,250	$0.93	43d	1	0.26mi
32 N Lafayette Ave Brownsville, TN	2.0	2.0	1444	$1,500	$1.04	43d	1	0.42mi
229 N Church Ave Apt 2 Brownsville, TN	2.0	2.0	1250	$1,100	$0.88	43d	1	0.45mi
733 Madison Ave Unit 1 Brownsville, TN	2.0	1.0	1736	$700	$0.40	43d	1	0.64mi
504 Lark St Brownsville, TN	3.0	1.0	1156	$1,000	$0.87	43d	1	0.80mi
489 Penny Ln Brownsville, TN	2.0	1.0	1267	$1,200	$0.95	43d	1	1.07mi
610 Cottonwood Dr Brownsville, TN	2.0	1.0	1100	$1,200	$1.09	43d	1	1.29mi

Listing history 29 events

1. 2026-06-19
   days on market $99,900 Active 146 DOM
2. 2026-06-18
   days on market $99,900 Active 145 DOM
3. 2026-06-17
   days on market $99,900 Active 144 DOM
4. 2026-06-16
   days on market $99,900 Active 143 DOM
5. 2026-06-15
   days on market $99,900 Active 142 DOM
6. 2026-06-14
   days on market $99,900 Active 140 DOM
7. 2026-06-13
   pricedays on market $99,900 Active 139 DOM
8. 2026-06-10
   days on market $104,900 Active 138 DOM
9. 2026-06-09
   days on market $104,900 Active 137 DOM
10. 2026-06-08
    days on market $104,900 Active 136 DOM
11. 2026-06-07
    days on market $104,900 Active 135 DOM
12. 2026-06-03
    days on market $104,900 Active 131 DOM
13. 2026-06-02
    days on market $104,900 Active 130 DOM
14. 2026-06-01
    days on market $104,900 Active 129 DOM
15. 2026-06-01
    price $104,900 Active 128 DOM
16. 2026-05-31
    days on market $109,900 Active 128 DOM
17. 2026-05-30
    days on market $109,900 Active 127 DOM
18. 2026-05-04
    status Active 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

19. 2026-05-04
    price $114,900 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

20. 2026-04-20
    historical 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

21. 2026-04-09
    price $122,000 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

22. 2026-03-18
    price $124,000 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

23. 2026-03-07
    price $127,000 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

24. 2026-02-27
    price $129,000 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

25. 2026-02-11
    price $139,000 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

26. 2026-01-09
    listed $149,000 Active 415-char remark

    Show marketing remark (415 chars)

    Charming and affordable starter home in a convenient location! This spacious property offers plenty of room to grow and is a great alternative to renting. With solid bones and tons of potential, it's perfect for a first-time buyer looking to build equity. Enjoy a large layout, functional living spaces, and the opportunity to make it your own. Priced to sell—don't miss this chance to own for less than rent!

27. 2021-08-18
    soldstatus $39,900
28. 2021-08-12
    soldstatus $39,900 108-char remark

    Show marketing remark (108 chars)

    3BR 1.5BA vinyl siding home that is currently being rented out. This home is a great investment opportunity!

29. 2021-04-12
    listed $39,900 108-char remark

    Show marketing remark (108 chars)

    3BR 1.5BA vinyl siding home that is currently being rented out. This home is a great investment opportunity!

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $14,980
• − Mortgage interest: −$5,596
• − Property taxes: −$895
• − Insurance: −$500
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,906
• Taxable income: $2,686
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,508/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: Haywood County
• NCES district ID: 4701770
• Math proficiency: 4% ▼ -16.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $34,095
• Composite: 5.6/100
• National rank: #10024
• State rank: #137 of 139 in TN

Livability — Brownsville

• Score: 54/100
• State rank: #374
• US rank: #23967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, TN
• City population: 13,079
• Population (ZIP): 13,079

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 16,649 people
• By 2030: 15,733 · -5.5%
• By 2040: 13,718 · -17.6%
• By 2050: 11,876 · -28.7%
• By 2075: 8,673 · -47.9%
• By 2100: 7,001 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 35% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Haywood

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -20.9pp toward R · 2008: 21.3pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+9.0 2016: D+10.2 2012: D+21.2 2008: D+21.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.81%
• Current HPI: 224.2645
• 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

+188.0% since first listed

12 events — show timeline

• 2026-05-04 Relisted — CWTAR
• 2026-05-04 Price Changed $114,900 CWTAR
• 2026-04-20 Delisted — CWTAR
• 2026-04-09 Price Changed $122,000 CWTAR
• 2026-03-18 Price Changed $124,000 CWTAR
• 2026-03-07 Price Changed $127,000 CWTAR
• 2026-02-27 Price Changed $129,000 CWTAR
• 2026-02-11 Price Changed $139,000 CWTAR
• 2026-01-09 Listed $149,000 CWTAR
• 2021-08-18 Sold (Public Records) $39,900 Public Records
• 2021-08-12 Sold (MLS) $39,900 CWTAR
• 2021-04-12 Listed $39,900 CWTAR

Property tax history

+5.4%/yr

Latest (2025): $895 · +0.0% YoY. Source: county tax records.