730 Cravens Dr · Savannah, TN 38372

$75,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 36 Days on market

Built 1949 0.56 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

NEW Price! Investor opportunity with charming curb appeal and excellent potential! Situated on a large city lot beside a small branch, this 2-bedroom, 1-bath home offers a welcoming front porch, spacious separate living room, eat-in kitchen with laundry area. .. plus a bonus/flex space. Conveniently located to shopping and medical, this property could make a great addition to an investment portfolio or your future renovation project. Property is tenant occupied and is being sold AS-IS. Long-term tenant may be willing to remain with new ownership, offering potential immediate rental income opportunity for investors. Reach out before it is too late. Just reduced to $75,000.

Key facts

• Large city lot
• Front porch
• Bonus flex space

Tags

• LARGE CITY LOT
• FRONT PORCH
• PARTIALLY FENCED YARD
• SEPARATE LIVING ROOM
• EAT-IN KITCHEN
• BONUS FLEX SPACE

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Natural gas available; Water available
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Shingle roof; Existing structure
• Exterior features: Porch; Lot approximately 0.56 acre with irregular dimensions (95 x 243 x IRR)

Interior

• Kitchen: Kitchen (12x15)
• Bedrooms: Two bedrooms (12x12 and 11x11); Den
• Flooring: Carpet and other
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Cooling system (other)
• Interior features: Carpet and other flooring; Basement (other)

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 $291 ($3k/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: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#47 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools F, crime F.
• Hardin County (rural): math 27% / reading 28% proficiency, ranked #76 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 385 active listings in the ZIP; 24 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Hardin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $75k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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 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?
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: 1.35% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $59,391
• Equity at exit: $67,566

10-year hold

• IRR: 31.5%
• Equity multiple: 8.64×
• Total profit: $160,339
• Equity at exit: $145,709

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 38372

• Home prices YoY: 5.5%
• Active inventory: 385
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $210/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $291

Break-even live

Break-even rent $644

Max offer price $75,000

Occupancy floor 66%

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: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 36 DOM
2. 2026-06-17
   days on market $75,000 Active 35 DOM
3. 2026-06-16
   days on market $75,000 Active 34 DOM
4. 2026-06-15
   days on market $75,000 Active 33 DOM
5. 2026-06-13
   days on market $75,000 Active 31 DOM
6. 2026-06-12
   days on market $75,000 Active 30 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   pricedays on market $75,000 Active 27 DOM
9. 2026-06-08
   days on market $80,000 Active 26 DOM
10. 2026-06-08
    days on market $80,000 Active 25 DOM
11. 2026-06-07
    days on market $80,000 Active 24 DOM
12. 2026-06-03
    days on market $80,000 Active 21 DOM
13. 2026-06-02
    days on market $80,000 Active 20 DOM
14. 2026-06-01
    days on market $80,000 Active 19 DOM
15. 2026-05-31
    days on market $80,000 Active 18 DOM
16. 2026-05-14
    listed $80,000 Active 692-char remark
17. 2026-05-12
    listed $80,000 Active 694-char remark

    Show marketing remark (680 chars)

    NEW Price! Investor opportunity with charming curb appeal and excellent potential! Situated on a large city lot beside a small branch, this 2-bedroom, 1-bath home offers a welcoming front porch, spacious separate living room, eat-in kitchen with laundry area. .. plus a bonus/flex space. Conveniently located to shopping and medical, this property could make a great addition to an investment portfolio or your future renovation project. Property is tenant occupied and is being sold AS-IS. Long-term tenant may be willing to remain with new ownership, offering potential immediate rental income opportunity for investors. Reach out before it is too late. Just reduced to $75,000.

18. 2004-05-04
    soldstatus $14,000

ⓘ 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: $210 · $18/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$322/yr (+$27/mo · 153.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,145
• − Mortgage interest: −$4,201
• − Property taxes: −$210
• − Insurance: −$1,172
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,182
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $2,907/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: Hardin County
• NCES district ID: 4701680
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $34,404
• Composite: 22.64/100
• National rank: #8061
• State rank: #76 of 139 in TN

Livability — Savannah

• Score: 71/100
• State rank: #47
• US rank: #7090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, TN
• Population (ZIP): 17,659

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 24,740 people
• By 2030: 23,971 · -3.1%
• By 2040: 22,284 · -9.9%
• By 2050: 20,612 · -16.7%
• By 2075: 17,072 · -31.0%
• By 2100: 13,723 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 5% Slovak 2% Danish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+71.0) · D 14.1% · R 85.1%
• 2008→2024 swing: -28.3pp toward R · 2008: -42.7pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+67.5 2016: R+64.2 2012: R+51.6 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.20%
• Current HPI: 293.51
• 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

+435.7% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $75,000 Memphis Area Association of Realtors(R) MLS
• 2026-06-09 Price Changed $75,000 REALTRACS as Distributed by MLS Grid
• 2026-05-14 Listed $80,000 REALTRACS as Distributed by MLS Grid
• 2026-05-12 Listed $80,000 Memphis Area Association of Realtors(R) MLS
• 2004-05-04 Sold (Public Records) $14,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $210 · +0.0% YoY. Source: county tax records.