765 S Main St · Whitwell, TN 37397

$100,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 29 Days on market

Built 1985

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

5 room home including 2 bed 1 bath and utility room. Unfinished basement. With 5 minute drive to local schools, grocery, and eateries.

Key facts

• Utility room
• Unfinished basement
• Built 1985

Tags

• UTILITY ROOM
• UNFINISHED BASEMENT
• 5 MINUTE DRIVE TO GROCERY
• 5 MINUTE DRIVE TO EATERIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.9% in Whitwell — 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 56/100 on livability (#346 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $100k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 S Main St	0.07mi	3/1.0 (+1)	1,266 (+1%)	20mo	$60,000	$47	72
366 S Hemlock Dr	0.16mi	2/1.0	1,200 (-4%)	17mo	$170,000	$142	72
309 Hawthorne St	0.44mi	3/2.0 (+1)	1,288 (+3%)	15mo	$274,000	$213	52
430 Kelly St	0.61mi	3/1.0 (+1)	1,360 (+9%)	1mo	$225,000	$165	51
270 W Georgia Ave	0.43mi	3/2.0 (+1)	1,125 (-10%)	21mo	$225,000	$200	37

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

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.26×
• Total profit: $35,391
• Equity at exit: $55,658

10-year hold

• IRR: 20.0%
• Equity multiple: 4.42×
• Total profit: $95,865
• Equity at exit: $95,232

Cash invested: $28,000 (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 37397

• Home prices YoY: 1.6%
• Active inventory: 80
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $209

Break-even live

Break-even rent $763

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $266	-5% $238	+0% $209	+5% $181	+10% $153
Rent	-10% $128	-5% $169	+0% $209	+5% $250	+10% $291
Rate	-1.0pp $260	-0.5pp $235	base $209	+0.5pp $183	+1.0pp $157

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 29 DOM
2. 2026-06-17
   days on market $100,000 Active 28 DOM
3. 2026-06-16
   days on market $100,000 Active 27 DOM
4. 2026-06-15
   days on market $100,000 Active 26 DOM
5. 2026-06-14
   days on market $100,000 Active 24 DOM
6. 2026-06-13
   days on market $100,000 Active 23 DOM
7. 2026-06-10
   days on market $100,000 Active 21 DOM
8. 2026-06-09
   days on market $100,000 Active 20 DOM
9. 2026-06-08
   days on market $100,000 Active 19 DOM
10. 2026-06-07
    days on market $100,000 Active 18 DOM
11. 2026-06-05
    days on market $100,000 Active 15 DOM
12. 2026-06-03
    days on market $100,000 Active 14 DOM
13. 2026-06-02
    days on market $100,000 Active 13 DOM
14. 2026-06-01
    days on market $100,000 Active 12 DOM
15. 2026-05-31
    days on market $100,000 Active 11 DOM
16. 2026-05-30
    days on market $100,000 Active 10 DOM
17. 2026-05-21
    listed $100,000 Active
18. 2013-02-28
    soldstatus $30,000
19. 2002-06-07
    soldstatus $39,476
20. 1999-04-30
    soldstatus $45,000

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$267/yr (+$22/mo · 60.3%)

ⓘ 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 6/10 Major 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,339
• − Mortgage interest: −$5,602
• − Property taxes: −$443
• − Insurance: −$500
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,909
• Taxable income: $911
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,293/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — Whitwell

• Score: 56/100
• State rank: #346
• US rank: #22851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitwell, TN
• City population: 10,044
• Population (ZIP): 10,044

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 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: ▲ 4.83%
• Current HPI: 307.3072
• 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

+122.2% since first listed

4 events — show timeline

• 2026-05-21 Listed $100,000 FSBO.com
• 2013-02-28 Sold (Public Records) $30,000 Public Records
• 2002-06-07 Sold (Public Records) $39,476 Public Records
• 1999-04-30 Sold (Public Records) $45,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $443 · +0.0% YoY. Source: county tax records.