3767 McBroom Chapel Rd · Cookeville, TN 38501

$165,000

4 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 24 Days on market

Built 1996 Est $309k · 47% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1958 the first time and addition was added at each end 1971. Needs remodel it has finished drywall behind the paneling if you rather take that down. I have a quote for a total remodel new everything to get it move in ready

Key facts

• Built 1996
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.1% in Cookeville — 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 76/100 on livability (#11 in TN, #3,551 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 285 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $162,525 (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 D-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: 1.07% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $308,688
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 N Mcbroom Chapel	0.24mi	3/2.0 (-1)	1,508 (+6%)	6mo	$329,000	$218	68
440 N Mcbroom Chapel Rd	0.20mi	3/2.0 (-1)	1,491 (+5%)	24mo	$325,000	$218	57
3733 Shady Oak Cir	0.39mi	3/2.0 (-1)	1,506 (+6%)	12mo	$282,000	$187	56
322 South Dr	0.31mi	3/2.0 (-1)	1,312 (-7%)	21mo	$260,000	$198	51
113 Long Meadow Dr	0.40mi	3/2.0 (-1)	1,546 (+9%)	15mo	$338,400	$219	49
182 South Dr NE	0.56mi	3/1.5 (-1)	1,458 (+3%)	16mo	$300,000	$206	48
173 Tara Dr	0.46mi	3/1.5 (-1)	1,226 (-13%)	2mo	$267,900	$219	48
106 Long Meadow Dr	0.44mi	3/1.0 (-1)	1,274 (-10%)	11mo	$224,500	$176	45
3759 Shady Oak Cir	0.45mi	3/2.0 (-1)	1,267 (-10%)	18mo	$265,000	$209	41
4320 Big Orange Dr	0.67mi	3/2.0 (-1)	1,592 (+12%)	12mo	$399,900	$251	33

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,787
• Equity at exit: $24,602

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $6,281
• Equity at exit: $14,266

Cash invested: $46,200 (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 38501

• Home prices YoY: -24.2%
• Rents YoY: -1.4%
• Active inventory: 285
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $395

Break-even live

Break-even rent $1,265

Max offer price $165,000

Occupancy floor 73%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 24 DOM
2. 2026-06-18
   days on market $165,000 Active 23 DOM
3. 2026-06-17
   days on market $165,000 Active 22 DOM
4. 2026-06-16
   days on market $165,000 Active 21 DOM
5. 2026-06-15
   days on market $165,000 Active 20 DOM
6. 2026-06-14
   days on market $165,000 Active 18 DOM
7. 2026-06-13
   days on market $165,000 Active 17 DOM
8. 2026-06-10
   days on market $165,000 Active 15 DOM
9. 2026-06-09
   days on market $165,000 Active 14 DOM
10. 2026-06-08
    days on market $165,000 Active 13 DOM
11. 2026-06-07
    days on market $165,000 Active 12 DOM
12. 2026-06-05
    days on market $165,000 Active 9 DOM
13. 2026-06-02
    days on market $165,000 Active 7 DOM
14. 2026-06-01
    days on market $165,000 Active 6 DOM
15. 2026-05-31
    days on market $165,000 Active 5 DOM
16. 2026-05-30
    days on market $165,000 Active 4 DOM
17. 2026-05-26
    listed $165,000 Active

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$390/yr (+$33/mo · 50.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,182
• − Mortgage interest: −$9,243
• − Property taxes: −$781
• − Insurance: −$825
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,800
• Taxable income: $2,145
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $4,230/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Cookeville

• Score: 76/100
• State rank: #11
• US rank: #3551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 72,571 people
• City population: 72,571
• Metro: Cookeville, TN
• Population (ZIP): 42,471
• Household income: $52,145
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2410.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.19%
• Current HPI: 285.6959
• Rent YoY: ▼ -1.45%
• Metro: Cookeville, TN
• 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

1 event — show timeline

• 2026-05-26 Listed $165,000 FSBO.com

Property tax history

+6.3%/yr

Latest (2025): $781 · +0.0% YoY. Source: county tax records.