4025 W Main St · Milan, TN 38358

$99,500

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 8 Days on market

Built 1955 0.80 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom, 1 bath home would make great investment.

Key facts

• Covered front porch
• Durable metal roof
• Large shady lot

Tags

• COVERED FRONT PORCH
• DECK IN BACK
• LARGE SHADY LOT
• BONUS SPACE
• FRESH EXTERIOR FINISHES
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Directions: From Main St in downtown Milan, proceed north on Main toward Trenton, go left on W Main. The property will be on the left.
• Financial info: Annual tax amount approximately $444.37

Exterior

• Parking: 4 parking spaces
• Home design: Single-family residence; One level / single-story
• Exterior features: 0.8-acre lot; Lot dimensions approximately 120 M x 540 M (irregular)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $59 ($707/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 $83k (16.1% below list).
• Recommended offer: $83k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#78 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Milan (rural): math 36% / reading 26% proficiency, ranked #55 of 139 in TN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Milan Elementary (math 37% / reading 29%, grade F, #361 of 952 statewide, top 38%, 870 students, 0% FRL); Milan Middle School (math 41% / reading 23%, grade F, #87 of 333 statewide, top 26%, 579 students, 0% FRL); Milan High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 82 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,442 (16.1% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-12,410
• Equity at exit: $14,836

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-6,139
• Equity at exit: $8,603

Cash invested: $27,860 (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 38358

• Home prices YoY: -24.4%
• Active inventory: 82
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $59

Break-even live

Break-even rent $760

Max offer price $99,500

Occupancy floor 88%

Sensitivity live

Price	-10% $115	-5% $87	+0% $59	+5% $31	+10% $3
Rent	-10% $-7	-5% $26	+0% $59	+5% $92	+10% $125
Rate	-1.0pp $109	-0.5pp $84	base $59	+0.5pp $33	+1.0pp $7

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   statusdays on market $99,500 Pending 8 DOM
2. 2026-06-18
   days on market $99,500 Active 6 DOM
3. 2026-06-17
   days on market $99,500 Active 5 DOM
4. 2026-06-16
   days on market $99,500 Active 4 DOM
5. 2026-06-15
   days on market $99,500 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $99,500 Active 1 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$262/yr (+$22/mo · 59.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,013
• − Mortgage interest: −$5,574
• − Property taxes: −$444
• − Insurance: −$498
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$2,895
• Taxable loss: −$999
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $947/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: Milan
• NCES district ID: 4702970
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $36,434
• Composite: 25.79/100
• National rank: #7365
• State rank: #55 of 139 in TN

Livability — Milan

• Score: 68/100
• State rank: #78
• US rank: #9084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milan, TN
• City population: 12,511
• Population (ZIP): 12,511

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 (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Iranian 2% Romanian 2%
• Foreign-born: 2% · Canada

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: ▼ -67.28%
• Current HPI: 208.8671
• 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

+298.0% since first listed

7 events — show timeline

• 2026-06-12 Relisted — CWTAR
• 2026-06-11 Delisted — CWTAR
• 2026-06-11 Listed $99,500 CWTAR
• 2021-06-30 Sold (Public Records) $67,500 Public Records
• 2017-07-20 Sold (Public Records) $65,000 Public Records
• 2017-07-17 Sold (MLS) $25,000 CWTAR
• 2017-07-06 Listed $25,000 CWTAR

Property tax history

+3.2%/yr

Latest (2025): $444 · +186.5% YoY. Source: county tax records.