246 Main St · Copperhill, TN 37317

$125,000

4 bd · 2.0 ba · 2,232 sqft · SingleFamily public records · 161 Days on market

Built 1941 0.35 ac lot $56/sqft · 53% below area ↓ 11% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Opportunity in the Heart of Copperhill! Located at 246 Main St. , Copperhill, TN, this in-town fixer-upper/remodel opportunity offers endless potential for renovation or restoration. Situated just steps from dining, shopping, parks, and local attractions, this property boasts a walk-to-everything location rarely available in Copperhill. The home features a spacious layout with multiple rooms, making it an ideal canvas for investors, flippers, or buyers looking to create a customized residence. Whether you envision a full remodel, long term rental investment, or primary home, the possibilities are wide open. Enjoy the charm of a small mountain town while benefiting from Tennessee's no state income tax. Convenient to outdoor recreation, rivers, and nearby McCaysville, GA. Property is being sold as-is. Bring your vision and unlock the potential of this prime Main Street location. * Adjacent 0.26 ac lot also available for purchase *

Key facts

• 0.35 acre lot
• Built 1941
• Listed 160 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 1.7% in Copperhill — 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 58/100 on livability (#312 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (median comp): $265,800
• List price: $125,000
• Delta: -52.97%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Ryder St	0.27mi	4/2.0	2,280 (+2%)	19mo	$265,000	$116	68
137 Hendrix St	0.30mi	3/2.0 (-1)	2,032 (-9%)	22mo	$88,000	$43	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 3.93×
• Total profit: $102,594
• Equity at exit: $112,610

10-year hold

• IRR: 32.8%
• Equity multiple: 8.86×
• Total profit: $274,983
• Equity at exit: $242,848

Cash invested: $35,000 (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 37317

• Active inventory: 70
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $542

Break-even live

Break-even rent $1,042

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 161 DOM
2. 2026-06-18
   days on market $125,000 Active 160 DOM
3. 2026-06-17
   days on market $125,000 Active 159 DOM
4. 2026-06-16
   days on market $125,000 Active 158 DOM
5. 2026-06-15
   days on market $125,000 Active 157 DOM
6. 2026-06-14
   days on market $125,000 Active 155 DOM
7. 2026-06-13
   days on market $125,000 Active 154 DOM
8. 2026-06-10
   days on market $125,000 Active 152 DOM
9. 2026-06-09
   days on market $125,000 Active 151 DOM
10. 2026-06-08
    days on market $125,000 Active 150 DOM
11. 2026-06-07
    days on market $125,000 Active 149 DOM
12. 2026-06-03
    days on market $125,000 Active 145 DOM
13. 2026-06-02
    days on market $125,000 Active 144 DOM
14. 2026-06-01
    days on market $125,000 Active 143 DOM
15. 2026-05-31
    days on market $125,000 Active 142 DOM
16. 2026-05-30
    days on market $125,000 Active 141 DOM
17. 2026-02-20
    price $125,000 952-char remark

    Show marketing remark (952 chars)

    Investor Opportunity in the Heart of Copperhill! Located at 246 Main St. , Copperhill, TN, this in-town fixer-upper/remodel opportunity offers endless potential for renovation or restoration. Situated just steps from dining, shopping, parks, and local attractions, this property boasts a walk-to-everything location rarely available in Copperhill. The home features a spacious layout with multiple rooms, making it an ideal canvas for investors, flippers, or buyers looking to create a customized residence. Whether you envision a full remodel, long term rental investment, or primary home, the possibilities are wide open. Enjoy the charm of a small mountain town while benefiting from Tennessee's no state income tax. Convenient to outdoor recreation, rivers, and nearby McCaysville, GA. Property is being sold as-is. Bring your vision and unlock the potential of this prime Main Street location. * Adjacent 0.26 ac lot also available for purchase *

18. 2026-01-09
    listed $140,000 Active 952-char remark

    Show marketing remark (952 chars)

    Investor Opportunity in the Heart of Copperhill! Located at 246 Main St. , Copperhill, TN, this in-town fixer-upper/remodel opportunity offers endless potential for renovation or restoration. Situated just steps from dining, shopping, parks, and local attractions, this property boasts a walk-to-everything location rarely available in Copperhill. The home features a spacious layout with multiple rooms, making it an ideal canvas for investors, flippers, or buyers looking to create a customized residence. Whether you envision a full remodel, long term rental investment, or primary home, the possibilities are wide open. Enjoy the charm of a small mountain town while benefiting from Tennessee's no state income tax. Convenient to outdoor recreation, rivers, and nearby McCaysville, GA. Property is being sold as-is. Bring your vision and unlock the potential of this prime Main Street location. * Adjacent 0.26 ac lot also available for purchase *

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$294/yr (+$25/mo · 49.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,740
• − Mortgage interest: −$7,002
• − Property taxes: −$593
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$3,636
• Taxable income: $4,768
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $5,359/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Copperhill

• Score: 58/100
• State rank: #312
• US rank: #21277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copperhill, TN
• Population (ZIP): 2,576

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 102.70%
• Current HPI: 357.312
• 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

-10.7% since first listed

2 events — show timeline

• 2026-02-20 Price Changed $125,000 NEGBOR
• 2026-01-09 Listed $140,000 NEGBOR

Property tax history

+0.2%/yr

Latest (2025): $593 · +0.0% YoY. Source: county tax records.