903 Days Rd · Lafayette, TN 37083

$219,900

3 bd · 1.0 ba · 2,156 sqft · SingleFamily public records · 7 Days on market

Built 1930 0.27 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 +16.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 903 Days Rd, where comfort, value, and small-town living come together! This charming home offers an excellent opportunity to stop renting and start building equity in a place you can truly call your own. Step inside to find a spacious living area with warm wood accents and plenty of natural light—creating a cozy atmosphere that’s ready for your personal touch. The functional layout provides comfortable living spaces, while the metal roof offers peace of mind and low-maintenance ownership for years to come. Outside, you’ll enjoy a generous yard with mature shade trees, providing plenty of space for kids, pets, gardening, or outdoor entertaining. Conveniently loc

Key facts

• Metal roof
• Generous yard
• Mature shade trees

Tags

• METAL ROOF
• GENEROUS YARD
• MATURE SHADE TREES
• EASY ACCESS TO LOCAL SCHOOLS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.27 acre

Interior

• Kitchen: Includes oven, range, dishwasher, and refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven, Range, Dishwasher, Refrigerator; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $111 ($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 $178k (19.2% below list).
• Recommended offer: $178k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 175 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 1930 — 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 $177,704 (19.2% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.3

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $126,719
• Equity at exit: $198,103

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $367,384
• Equity at exit: $427,217

Cash invested: $61,572 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 175
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $111

Break-even live

Break-even rent $1,637

Max offer price $219,900

Occupancy floor 89%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $219,900 Active 7 DOM
2. 2026-06-17
   days on market $219,900 Active 6 DOM
3. 2026-06-16
   days on market $219,900 Active 5 DOM
4. 2026-06-15
   days on market $219,900 Active 4 DOM
5. 2026-06-13
   days on market $219,900 Active 2 DOM
6. 2026-06-12
   remarks 681-char remark
7. 2026-06-12
   listed $219,900 Active 1 DOM

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$984/yr (+$82/mo · 170.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,324
• − Mortgage interest: −$12,318
• − Property taxes: −$577
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$6,397
• Taxable loss: −$2,479
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,927/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, TN
• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

+816.2% since first listed

33 events — show timeline

• 2026-06-11 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 2025-10-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-23 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-07-23 Price Changed $215,900 REALTRACS as Distributed by MLS Grid
• 2025-05-26 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 2024-12-05 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-11-29 Price Changed $224,000 REALTRACS as Distributed by MLS Grid
• 2024-11-12 Price Changed $224,500 REALTRACS as Distributed by MLS Grid
• 2024-10-26 Price Changed $224,900 REALTRACS as Distributed by MLS Grid
• 2024-10-18 Price Changed $224,800 REALTRACS as Distributed by MLS Grid
• 2024-10-03 Price Changed $224,900 REALTRACS as Distributed by MLS Grid
• 2024-10-02 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 2024-09-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-07-25 Price Changed $219,900 REALTRACS as Distributed by MLS Grid
• 2024-06-30 Price Changed $224,900 REALTRACS as Distributed by MLS Grid
• 2024-05-28 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2022-10-25 Sold (Public Records) $192,000 Public Records
• 2022-10-21 Sold (MLS) $190,000 REALTRACS as Distributed by MLS Grid
• 2022-09-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-07-03 Price Changed $199,000 REALTRACS as Distributed by MLS Grid
• 2022-05-09 Price Changed $219,000 REALTRACS as Distributed by MLS Grid
• 2022-03-25 Listed $229,000 REALTRACS as Distributed by MLS Grid
• 2022-03-23 Coming Soon $229,000 REALTRACS as Distributed by MLS Grid
• 2021-02-22 Sold (MLS) $85,000 REALTRACS as Distributed by MLS Grid
• 2021-01-20 Pending — REALTRACS as Distributed by MLS Grid
• 2021-01-12 Price Changed $100,000 REALTRACS as Distributed by MLS Grid
• 2020-12-07 Price Changed $115,000 REALTRACS as Distributed by MLS Grid
• 2020-11-18 Price Changed $119,000 REALTRACS as Distributed by MLS Grid
• 2020-11-07 Listed $129,000 REALTRACS as Distributed by MLS Grid
• 2020-11-04 Coming Soon $129,000 REALTRACS as Distributed by MLS Grid
• 1997-03-05 Sold (Public Records) $34,500 Public Records
• 1995-11-02 Sold (Public Records) $24,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $577 · -22.3% YoY. Source: county tax records.