126 Berry Hill Rd · South Pittsburg, TN 37380

$75,000

2 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 142 Days on market

Built 1958 0.48 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! With beautiful mountain views from its rocking chair front porch, a large lot surrounded by mature trees, & only minutes to the historic downtown of South Pittsburg shopping, businesses, & schools, this investment home provides a canvas for a fresh take on southern living. There is a separate-standing home built in 1920 on the property. Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

Key facts

• Historic downtown
• Large lot
• Mountain views

Tags

• MOUNTAIN VIEWS
• ROCKING CHAIR FRONT PORCH
• LARGE LOT
• MATURE TREES
• HISTORIC DOWNTOWN
• SEPARATE-STANDING HOME

Property features AI

Finance

• Financial info: $1,034 annual tax (tax amount provided)

Exterior

• Parking: Detached parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property; Existing (year built not specified)
• Construction: Other construction materials
• Exterior features: Approximately 0.48-acre lot; Water available

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: Three or more levels; Block foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#218 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Richard City (rural): math 30% / reading 30% proficiency, ranked #107 of 145 in TN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $56k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1958 — 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: 1.55% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.4

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $13,890
• Equity at exit: $11,183

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $45,666
• Equity at exit: $6,485

Cash invested: $21,000 (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 37380

• Home prices YoY: -5.1%
• Active inventory: 123
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $409

Break-even live

Break-even rent $646

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Irondale Rd South Pittsburg, TN	1.0	1.0	750	$1,200	$1.60	13d	1	0.28mi
2340 Hamilton Ave Unit 14 South Pittsburg, TN	2.0	1.0	775	$1,047	$1.35	13d	1	0.92mi

Listing history 28 events

1. 2026-06-18
   days on market $75,000 Active 142 DOM
2. 2026-06-17
   days on market $75,000 Active 141 DOM
3. 2026-06-16
   days on market $75,000 Active 140 DOM
4. 2026-06-15
   days on market $75,000 Active 139 DOM
5. 2026-06-13
   days on market $75,000 Active 137 DOM
6. 2026-06-12
   days on market $75,000 Active 136 DOM
7. 2026-06-09
   days on market $75,000 Active 133 DOM
8. 2026-06-08
   days on market $75,000 Active 132 DOM
9. 2026-06-08
   days on market $75,000 Active 131 DOM
10. 2026-06-07
    days on market $75,000 Active 130 DOM
11. 2026-06-03
    days on market $75,000 Active 127 DOM
12. 2026-06-02
    days on market $75,000 Active 126 DOM
13. 2026-06-01
    days on market $75,000 Active 125 DOM
14. 2026-05-31
    days on market $75,000 Active 124 DOM
15. 2026-01-27
    listed $75,000 Active

    Show marketing remark (496 chars)

    Calling all investors! With beautiful mountain views from its rocking chair front porch, a large lot surrounded by mature trees, & only minutes to the historic downtown of South Pittsburg shopping, businesses, & schools, this investment home provides a canvas for a fresh take on southern living. There is a separate-standing home built in 1920 on the property. Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

16. 2026-01-27
    listed $75,000 Active 496-char remark

    Show marketing remark (496 chars)

    Calling all investors! With beautiful mountain views from its rocking chair front porch, a large lot surrounded by mature trees, & only minutes to the historic downtown of South Pittsburg shopping, businesses, & schools, this investment home provides a canvas for a fresh take on southern living. There is a separate-standing home built in 1920 on the property. Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

17. 2025-04-16
    status Pending 124-char remark

    Show marketing remark (124 chars)

    Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

18. 2025-04-16
    historical 124-char remark

    Show marketing remark (124 chars)

    Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

19. 2025-02-11
    listed $45,000 Active 124-char remark

    Show marketing remark (124 chars)

    Contractor or Investor special! Two properties for the price of one on a large city lot. Would make a great rental property.

20. 2023-08-14
    soldstatus $56,000
21. 2023-08-11
    soldstatus $56,000 Closed
22. 2023-08-07
    historical Contingent
23. 2023-07-18
    price $75,000
24. 2023-07-06
    price $92,500
25. 2023-06-24
    price $100,000
26. 2023-06-15
    price $105,000
27. 2023-06-08
    listed $110,000 Active
28. 2007-02-28
    soldstatus $28,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,966
• − Mortgage interest: −$4,201
• − Property taxes: −$1,034
• − Insurance: −$375
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,182
• Taxable income: $3,939
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,959/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: Richard City
• NCES district ID: 4703540
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $32,017
• Composite: 27.32/100
• National rank: #12418
• State rank: #107 of 145 in TN

Livability — South Pittsburg

• Score: 62/100
• State rank: #218
• US rank: #16522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Pittsburg, TN
• Population (ZIP): 6,604

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 2%
• Common ancestry: Italian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.95%
• Current HPI: 260.87
• 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

+167.9% since first listed

14 events — show timeline

• 2026-01-27 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2026-01-27 Listed $75,000 GCAR
• 2025-04-16 Pending — REALTRACS as Distributed by MLS Grid
• 2025-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-02-11 Listed $45,000 REALTRACS as Distributed by MLS Grid
• 2023-08-14 Sold (Public Records) $56,000 Public Records
• 2023-08-11 Sold (MLS) $56,000 GCAR
• 2023-08-07 Contingent — GCAR
• 2023-07-18 Price Changed $75,000 GCAR
• 2023-07-06 Price Changed $92,500 GCAR
• 2023-06-24 Price Changed $100,000 GCAR
• 2023-06-15 Price Changed $105,000 GCAR
• 2023-06-08 Listed $110,000 GCAR
• 2007-02-28 Sold (Public Records) $28,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,034 · +0.0% YoY. Source: county tax records.