240 Pitts Rd · Sardis, TN 38371

$150,000

3 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 21 Days on market

Built 1980 0.60 ac lot

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 3-bedroom, 2-bath home offering approximately 1,775 square feet in a peaceful Sardis, TN setting. Property features an average overall condition with plenty of living space, a large in-ground swimming pool, and a generously sized yard perfect for entertaining or relaxing outdoors. Conveniently located just minutes from local amenities while still offering a quiet country feel. Don't miss this opportunity to own a well-maintained home with great outdoor features.

Key facts

• Local amenities
• 0.6 acre lot
• Parking

Tags

• IN-GROUND SWIMMING POOL
• GENEROUSLY SIZED YARD
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Private well water; Septic tank
• Home design: Single family residence; Two levels (2-story)
• Exterior features: Patio; Shed(s); Private in-ground pool

Interior

• Kitchen: Dishwasher; Electric range; Range hood
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (2 on the main level)
• Interior features: Dishwasher; Electric range; Range hood

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $127k (15.5% below list).
• Recommended offer: $127k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#342 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.
• Henderson County (rural): math 32% / reading 32% proficiency, ranked #41 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 27 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Henderson County population projected at -11% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $126,707 (15.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.9

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: 26.2%
• Equity multiple: 3.09×
• Total profit: $87,670
• Equity at exit: $135,132

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $253,305
• Equity at exit: $291,417

Cash invested: $42,000 (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 38371

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $95

Break-even live

Break-even rent $1,147

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 21 DOM
2. 2026-06-18
   days on market $150,000 Active 20 DOM
3. 2026-06-17
   days on market $150,000 Active 19 DOM
4. 2026-06-16
   days on market $150,000 Active 18 DOM
5. 2026-06-15
   days on market $150,000 Active 17 DOM
6. 2026-06-14
   days on market $150,000 Active 15 DOM
7. 2026-06-13
   pricedays on market $150,000 Active 14 DOM
8. 2026-06-10
   days on market $169,900 Active 12 DOM
9. 2026-06-09
   days on market $169,900 Active 11 DOM
10. 2026-06-08
    days on market $169,900 Active 10 DOM
11. 2026-06-07
    days on market $169,900 Active 9 DOM
12. 2026-06-05
    days on market $169,900 Active 6 DOM
13. 2026-06-03
    days on market $169,900 Active 5 DOM
14. 2026-06-02
    days on market $169,900 Active 4 DOM
15. 2026-06-01
    days on market $169,900 Active 3 DOM
16. 2026-05-31
    days on market $169,900 Active 2 DOM
17. 2026-05-26
    listed $169,900 Active
18. 2026-05-12
    historical
19. 2026-03-03
    listed $169,900 Active
20. 2022-06-01
    soldstatus $179,000
21. 2005-02-10
    soldstatus $75,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$380/yr (+$32/mo · 55.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $15,205
• − Mortgage interest: −$8,402
• − Property taxes: −$685
• − Insurance: −$750
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,364
• Taxable loss: −$1,429
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,480/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: Henderson County
• NCES district ID: 4701800
• Math proficiency: 32% ▼ -19.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $39,119
• Composite: 26.83/100
• National rank: #7114
• State rank: #41 of 139 in TN

Livability — Sardis

• Score: 56/100
• State rank: #342
• US rank: #22649

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

• Population (ZIP): 916

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 28,057 people
• By 2030: 27,730 · -1.2%
• By 2040: 26,664 · -5.0%
• By 2050: 25,081 · -10.6%
• By 2075: 20,747 · -26.1%
• By 2100: 15,603 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+67.9) · D 15.8% · R 83.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -42.9pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.1 2016: R+62.1 2012: R+48.8 2008: R+42.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.82%
• Current HPI: 336.9802
• 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

+126.5% since first listed

5 events — show timeline

• 2026-05-26 Listed $169,900 CWTAR
• 2026-05-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-03 Listed $169,900 REALTRACS as Distributed by MLS Grid
• 2022-06-01 Sold (Public Records) $179,000 Public Records
• 2005-02-10 Sold (Public Records) $75,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $685 · +0.0% YoY. Source: county tax records.