714 N Cedar St · Winchester, TN 37398

$175,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 150 Days on market

Built 1955 8,276 sqft lot Est $185k · 6% under

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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 +26.8/30.0
• ARV discount +10.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

Key facts

• Attached carport
• Open-concept kitchen
• Tile flooring

Tags

• OPEN-CONCEPT KITCHEN
• TILE FLOORING
• HARDWOOD FLOORS
• SPACIOUS LAUNDRY ROOM
• ATTACHED CARPORT
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached parking; Carport with space for one vehicle; One covered parking space (total 1)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Approximate year built
• Exterior features: Public water; Public sewer; Water available

Interior

• Kitchen: Oven, Dishwasher, Microwave, Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Wood flooring; Tile flooring
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Full unfinished basement; Oven, Dishwasher, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.0% in Winchester — 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 65/100 on livability (#149 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities D-.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clark Memorial School (math 14% / reading 27%, grade F, #637 of 952 statewide, top 68%, 489 students, 0% FRL); Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 324 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1955 — 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 D 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: 1.10% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $185,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Cedar St	0.01mi	2/1.0	1,092 (+5%)	3mo	$154,900	$142	88
506 6th Ave NW	0.12mi	3/1.0 (+1)	1,008 (-3%)	2mo	$165,000	$164	83
706 N Vine St	0.07mi	3/1.0 (+1)	1,086 (+5%)	4mo	$180,000	$166	80
815 N High St	0.17mi	2/1.0	936 (-10%)	2mo	$199,500	$213	74
713 N Vine St	0.04mi	3/1.0 (+1)	924 (-11%)	2mo	$180,000	$195	74
512 Elm St	0.13mi	2/1.0	948 (-8%)	13mo	$95,000	$100	69
114 11th Ave NW	0.37mi	3/2.0 (+1)	1,040 (+0%)	5mo	$235,000	$226	69
104 3rd Ave NW	0.41mi	2/1.0	999 (-4%)	11mo	$185,000	$185	66
125 8th Ave NW	0.16mi	2/1.0	936 (-10%)	13mo	$199,000	$213	65
117 11th Ave NW	0.34mi	3/1.0 (+1)	1,003 (-3%)	13mo	$180,000	$179	63
810 Lynwood St	0.24mi	3/1.0 (+1)	1,120 (+8%)	9mo	$180,000	$161	63
411 Style St	0.22mi	3/1.0 (+1)	888 (-14%)	11mo	$140,000	$158	52

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,078
• Equity at exit: $26,093

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $40,794
• Equity at exit: $15,131

Cash invested: $49,000 (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 37398

• Home prices YoY: -21.1%
• Active inventory: 324
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $479

Break-even live

Break-even rent $1,318

Max offer price $175,000

Occupancy floor 70%

Sensitivity live

Price	-10% $578	-5% $529	+0% $479	+5% $430	+10% $380
Rent	-10% $327	-5% $403	+0% $479	+5% $555	+10% $631
Rate	-1.0pp $567	-0.5pp $524	base $479	+0.5pp $434	+1.0pp $388

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $175,000 Active 150 DOM
2. 2026-06-18
   days on market $175,000 Active 149 DOM
3. 2026-06-17
   days on market $175,000 Active 148 DOM
4. 2026-06-16
   days on market $175,000 Active 147 DOM
5. 2026-06-15
   days on market $175,000 Active 146 DOM
6. 2026-06-14
   days on market $175,000 Active 144 DOM
7. 2026-06-13
   days on market $175,000 Active 143 DOM
8. 2026-06-10
   days on market $175,000 Active 141 DOM
9. 2026-06-09
   days on market $175,000 Active 140 DOM
10. 2026-06-08
    days on market $175,000 Active 139 DOM
11. 2026-06-07
    days on market $175,000 Active 138 DOM
12. 2026-06-05
    days on market $175,000 Active 135 DOM
13. 2026-06-03
    days on market $175,000 Active 134 DOM
14. 2026-06-02
    days on market $175,000 Active 133 DOM
15. 2026-06-01
    days on market $175,000 Active 132 DOM
16. 2026-05-31
    days on market $175,000 Active 131 DOM
17. 2026-05-30
    days on market $175,000 Active 130 DOM
18. 2026-05-22
    historical Active Under Contract
19. 2026-05-04
    price $175,000
20. 2026-01-21
    listed $180,000 Active
21. 2024-01-05
    soldstatus $166,000 Closed 554-char remark

    Show marketing remark (554 chars)

    Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

22. 2024-01-05
    soldstatus $166,000

    Show marketing remark (554 chars)

    Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

23. 2023-12-02
    historical Active Under Contract 554-char remark

    Show marketing remark (554 chars)

    Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

24. 2023-11-24
    listed $169,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

25. 2023-11-17
    historical $169,900 554-char remark

    Show marketing remark (554 chars)

    Welcome to Winchester! This home is located just 4 minutes from the famous Twin Creeks marina on Tim's Ford lake. We even have a second driveway for your boat! If you are looking for value take a look at the FULL unfinished basement, attached carport, fenced in backyard, and an extra shed for storage space. Inside, the dining room and kitchen have an open concept that is great for entertaining, and the kitchen comes with extra cabinet space. More photos coming soon. We are ready to sell so bring your offers and let's get you in your new home today!

26. 2019-09-27
    soldstatus $81,400
27. 2019-09-26
    soldstatus $81,400 Closed 267-char remark

    Show marketing remark (267 chars)

    Move - In Ready!! This home has 2 driveways! Renovated cottage style home close to schools and shopping. Unfinished basement with access from the back yard. Hardwood and tile floors. Stove, Dishwasher and Refrigerator included. Perfect starter home or rental home!

28. 2019-08-29
    historical Contingent - Financing 267-char remark

    Show marketing remark (267 chars)

    Move - In Ready!! This home has 2 driveways! Renovated cottage style home close to schools and shopping. Unfinished basement with access from the back yard. Hardwood and tile floors. Stove, Dishwasher and Refrigerator included. Perfect starter home or rental home!

29. 2019-07-09
    price $79,900 267-char remark

    Show marketing remark (267 chars)

    Move - In Ready!! This home has 2 driveways! Renovated cottage style home close to schools and shopping. Unfinished basement with access from the back yard. Hardwood and tile floors. Stove, Dishwasher and Refrigerator included. Perfect starter home or rental home!

30. 2019-07-09
    historical

    Show marketing remark (267 chars)

    Move - In Ready!! This home has 2 driveways! Renovated cottage style home close to schools and shopping. Unfinished basement with access from the back yard. Hardwood and tile floors. Stove, Dishwasher and Refrigerator included. Perfect starter home or rental home!

31. 2019-07-09
    listed $69,900 Active 267-char remark

    Show marketing remark (267 chars)

    Move - In Ready!! This home has 2 driveways! Renovated cottage style home close to schools and shopping. Unfinished basement with access from the back yard. Hardwood and tile floors. Stove, Dishwasher and Refrigerator included. Perfect starter home or rental home!

32. 2019-07-08
    status Active
33. 2019-06-21
    historical Contingent - Financing
34. 2019-06-13
    price $79,900
35. 2019-03-01
    listed $84,900 Active
36. 2017-09-11
    historical
37. 2017-07-05
    listed $79,900 Active
38. 2002-08-28
    soldstatus $16,300

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$638/yr (+$53/mo · 105.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $23,089
• − Mortgage interest: −$9,803
• − Property taxes: −$604
• − Insurance: −$875
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,091
• Taxable income: $3,022
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $5,023/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Winchester

• Score: 65/100
• State rank: #149
• US rank: #13341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, TN
• Population (ZIP): 15,712

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.03%
• Current HPI: 333.839
• 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

+973.6% since first listed

21 events — show timeline

• 2026-05-22 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-04 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-01-21 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2024-01-05 Sold (Public Records) $166,000 Public Records
• 2024-01-05 Sold (MLS) $166,000 REALTRACS as Distributed by MLS Grid
• 2023-12-02 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-11-24 Listed $169,900 REALTRACS as Distributed by MLS Grid
• 2023-11-17 Coming Soon $169,900 REALTRACS as Distributed by MLS Grid
• 2019-09-27 Sold (Public Records) $81,400 Public Records
• 2019-09-26 Sold (MLS) $81,400 REALTRACS as Distributed by MLS Grid
• 2019-08-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-07-09 Price Changed $79,900 REALTRACS as Distributed by MLS Grid
• 2019-07-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-07-09 Listed $69,900 REALTRACS as Distributed by MLS Grid
• 2019-07-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-06-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-06-13 Price Changed $79,900 REALTRACS as Distributed by MLS Grid
• 2019-03-01 Listed $84,900 REALTRACS as Distributed by MLS Grid
• 2017-09-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2017-07-05 Listed $79,900 REALTRACS as Distributed by MLS Grid
• 2002-08-28 Sold (Public Records) $16,300 Public Records

Property tax history

+2.1%/yr

Latest (2025): $604 · +0.0% YoY. Source: county tax records.