2502 Huntsville Hill Rd · Huntsville, TN 37755

$230,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 79 Days on market

Built 1971 1.00 ac lot

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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 +16.5/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Property is being sold as is , this 3 bedroom, 2 bath home sits on an acre of land just minutes to town

Key facts

• 1 acre lot
• 2 parking spots
• Built 1971

Property features AI

Exterior

• Parking: 2-space carport on main level
• Utilities: Septic tank
• Home design: Detached single-family property; 1,536 building area (per tax records)
• Construction: Vinyl siding, block and frame construction; Crawl space foundation
• Exterior features: Corner lot with rolling/irregular slope; Country setting view; Storage building; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator; Pantry (kitchen storage)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fans
• Interior features: Walk-in closets; Pantry; 7 total rooms; Free-standing ventless gas-log fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 (5.2% below list).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#390 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Scott County (rural): math 15% / reading 27% proficiency, ranked #113 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Huntsville Elementary (math 22% / reading 32%, grade F, #496 of 952 statewide, top 55%, 390 students, 0% FRL); Huntsville Middle School (math 22% / reading 34%, grade F, #116 of 333 statewide, top 36%, 243 students, 0% FRL); Scott High School (math 2% / reading 32%, grade F, #225 of 332 statewide, top 69%, 719 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (6.3% local appreciation)).
• Scott County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 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 $28k; list at $230k implies a 736% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.22×
• Total profit: $78,727
• Equity at exit: $148,587

10-year hold

• IRR: 17.6%
• Equity multiple: 4.48×
• Total profit: $224,022
• Equity at exit: $272,977

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 37755

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $134

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 89%

Sensitivity live

Price	-10% $293	-5% $213	+0% $134	+5% $54	+10% $-25
Rent	-10% $-38	-5% $48	+0% $134	+5% $220	+10% $306
Rate	-1.0pp $250	-0.5pp $192	base $134	+0.5pp $74	+1.0pp $14

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 20 events

1. 2026-06-21
   days on market $230,000 Active 79 DOM
2. 2026-06-18
   days on market $230,000 Active 77 DOM
3. 2026-06-17
   days on market $230,000 Active 76 DOM
4. 2026-06-16
   days on market $230,000 Active 75 DOM
5. 2026-06-15
   days on market $230,000 Active 74 DOM
6. 2026-06-13
   days on market $230,000 Active 72 DOM
7. 2026-06-12
   days on market $230,000 Active 71 DOM
8. 2026-06-09
   days on market $230,000 Active 68 DOM
9. 2026-06-08
   days on market $230,000 Active 67 DOM
10. 2026-06-08
    days on market $230,000 Active 66 DOM
11. 2026-06-07
    days on market $230,000 Active 65 DOM
12. 2026-06-03
    days on market $230,000 Active 62 DOM
13. 2026-06-02
    days on market $230,000 Active 61 DOM
14. 2026-06-01
    days on market $230,000 Active 60 DOM
15. 2026-05-31
    days on market $230,000 Active 59 DOM
16. 2026-04-02
    listed $230,000 Active
17. 2011-09-28
    soldstatus $27,500 103-char remark

    Show marketing remark (103 chars)

    Property is being sold as is , this 3 bedroom, 2 bath home sits on an acre of land just minutes to town

18. 2011-08-05
    listed $29,900 103-char remark

    Show marketing remark (103 chars)

    Property is being sold as is , this 3 bedroom, 2 bath home sits on an acre of land just minutes to town

19. 2011-06-01
    listed $39,900
20. 2011-04-15
    listed $52,500

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $26,178
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,691
• Taxable loss: −$2,185
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,131/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: Scott County
• NCES district ID: 4703720
• Math proficiency: 15% ▼ -13.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $31,942
• Composite: 16.97/100
• National rank: #9134
• State rank: #113 of 139 in TN

Livability — Huntsville

• Score: 53/100
• State rank: #390
• US rank: #24449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,980

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,907 people
• By 2030: 20,108 · -3.8%
• By 2040: 18,405 · -12.0%
• By 2050: 16,598 · -20.6%
• By 2075: 12,607 · -39.7%
• By 2100: 9,303 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Asian 2% Black 2%
• Foreign-born: 3% · Vietnam
• Languages at home: 98% English-only · Vietnamese 2%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+79.8) · D 9.8% · R 89.6%
• 2008→2024 swing: -32.5pp toward R · 2008: -47.3pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.5 2016: R+71.7 2012: R+55.0 2008: R+47.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.27%
• Current HPI: 293.436
• 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

+338.1% since first listed

5 events — show timeline

• 2026-04-02 Listed $230,000 Knoxville MLS
• 2011-09-28 Sold (MLS) $27,500 Knoxville MLS
• 2011-08-05 Listed $29,900 Knoxville MLS
• 2011-06-01 Listed $39,900 Knoxville MLS
• 2011-04-15 Listed $52,500 Knoxville MLS

Property tax history

+1.7%/yr

Latest (2025): $422 · +0.0% YoY. Source: county tax records.