4856 Highway 13 S · Linden, TN 37096

$98,000

3 bd · 2.0 ba · 924 sqft · Other public records · 136 Days on market

Built 1993 1.90 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 +14.1/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Key facts

• 1.9 acre lot
• Built 1993
• Listed 136 days

Property features AI

Finance

• Other: Approximately 1.9-acre lot; Living area approximately 924 (assessor); Built (existing); Crawl space foundation

Exterior

• Parking: No covered parking listed; No total parking spaces listed
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Residential mobile home; One story
• Construction: Vinyl siding
• Exterior features: Hilly, sloped, wooded lot

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $15 ($177/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 $88k (10.6% below list).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#147 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County (rural): math 17% / reading 21% proficiency, ranked #124 of 139 in TN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Linden Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 303 students, 0% FRL); Perry County High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 294 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 12 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($678 loan paydown + $8k appreciation (8.2% local appreciation)).
• Perry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $22k; list at $98k implies a 345% gain — meaningful room to come down on a strong offer.

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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.54×
• Total profit: $42,233
• Equity at exit: $75,422

10-year hold

• IRR: 19.2%
• Equity multiple: 5.44×
• Total profit: $121,905
• Equity at exit: $150,644

Cash invested: $27,440 (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 37096

• Home prices YoY: 2.5%
• Active inventory: 137
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $15

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 93%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2025-12-29
   listed $98,000 Active
3. 2012-03-12
   historical
4. 2011-05-01
   listed $27,900
5. 2004-04-29
   soldstatus $22,000
6. 2001-12-04
   soldstatus $8,000

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $10,511
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,851
• Taxable loss: −$1,471
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $530/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: Perry County
• NCES district ID: 4703390
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $32,903
• Composite: 15.44/100
• National rank: #9315
• State rank: #124 of 139 in TN

Livability — Linden

• Score: 65/100
• State rank: #147
• US rank: #13244

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

• Population (ZIP): 5,851

Population outlook (Perry County) Hauer SSP2

• Today (2025): 7,645 people
• By 2030: 7,424 · -2.9%
• By 2040: 7,008 · -8.3%
• By 2050: 6,656 · -12.9%
• By 2075: 5,907 · -22.7%
• By 2100: 5,253 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 2% Estonian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+69.5) · D 15.0% · R 84.5%
• 2008→2024 swing: -60.6pp toward R · 2008: -8.9pp · 2024: -69.5pp
• All cycles: 2024: R+69.5 2020: R+63.0 2016: R+55.0 2012: R+22.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 339.2223
• 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

+1125.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — REALTRACS as Distributed by MLS Grid
• 2025-12-29 Listed $98,000 REALTRACS as Distributed by MLS Grid
• 2012-03-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2011-05-01 Listed $27,900 REALTRACS as Distributed by MLS Grid
• 2004-04-29 Sold (Public Records) $22,000 Public Records
• 2001-12-04 Sold (Public Records) $8,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $127 · +0.0% YoY. Source: county tax records.