5300 Mount Gilead Rd · Parker's Crossroads, TN 38321

$110,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 376 Days on market

Built 1989 1.00 ac lot

---

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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

Key facts

• One acre yard
• Country setting
• Room for a garden

Tags

• COUNTRY SETTING
• I-40 ACCESS
• ONE ACRE YARD
• ROOM FOR A GARDEN

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Well water; Septic tank sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Wood siding exterior
• Exterior features: Approximately 1 acre lot

Interior

• Kitchen: Electric oven and range; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes: 13 x 15; 12 x 11; 12 x 11
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Electric oven, electric range, dishwasher; Crawl space basement
• Laundry & utility: Has heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Bargerton Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 275 students, 0% FRL); Lexington High School (math 18% / reading 42%, grade F, #81 of 332 statewide, top 25%, 901 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $50k (31%) 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.9

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: 31.5%
• Equity multiple: 3.47×
• Total profit: $75,999
• Equity at exit: $99,097

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $211,029
• Equity at exit: $213,706

Cash invested: $30,800 (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 38321

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $253

Break-even live

Break-even rent $836

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $316	-5% $284	+0% $253	+5% $222	+10% $191
Rent	-10% $162	-5% $208	+0% $253	+5% $299	+10% $345
Rate	-1.0pp $309	-0.5pp $281	base $253	+0.5pp $225	+1.0pp $196

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $110,000 Active 376 DOM
2. 2026-06-18
   days on market $110,000 Active 375 DOM
3. 2026-06-17
   days on market $110,000 Active 374 DOM
4. 2026-06-16
   days on market $110,000 Active 373 DOM
5. 2026-06-15
   days on market $110,000 Active 372 DOM
6. 2026-06-14
   days on market $110,000 Active 370 DOM
7. 2026-06-13
   days on market $110,000 Active 369 DOM
8. 2026-06-10
   days on market $110,000 Active 367 DOM
9. 2026-06-09
   days on market $110,000 Active 366 DOM
10. 2026-06-08
    days on market $110,000 Active 365 DOM
11. 2026-06-07
    days on market $110,000 Active 364 DOM
12. 2026-06-05
    days on market $110,000 Active 361 DOM
13. 2026-06-03
    days on market $110,000 Active 360 DOM
14. 2026-06-02
    days on market $110,000 Active 359 DOM
15. 2026-06-01
    days on market $110,000 Active 358 DOM
16. 2026-05-31
    days on market $110,000 Active 357 DOM
17. 2026-05-30
    days on market $110,000 Active 356 DOM
18. 2026-04-27
    price $120,000 283-char remark

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

19. 2026-04-27
    status Active

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

20. 2026-04-27
    price $120,000

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

21. 2026-04-20
    historical Active Under Contract
22. 2026-03-10
    price $140,000 283-char remark

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

23. 2026-03-10
    price $140,000

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

24. 2025-12-24
    listed $160,000 Active 283-char remark

    Show marketing remark (283 chars)

    3 bedroom, 2 bath home in quiet country setting just minutes to I-40 access. Conveniently located halfway between Memphis and Nashville and only 20 minutes from Lexington TN. One acre yard with room for a garden. If you are looking for a place to get away in the country, this is it.

25. 2025-08-19
    status Active
26. 2025-07-18
    status Pending
27. 2025-07-13
    price $160,000
28. 2025-07-13
    price $160,000
29. 2025-06-30
    price $175,000
30. 2025-06-30
    price $175,000
31. 2025-05-08
    listed $180,000 Active
32. 2025-05-08
    listed $180,000 Active
33. 2023-06-07
    soldstatus $100,000
34. 2023-06-06
    soldstatus $100,000
35. 2023-04-27
    listed $109,900
36. 2022-10-21
    soldstatus $92,500
37. 2022-10-20
    soldstatus $92,500
38. 2022-09-14
    listed $99,000
39. 2022-07-10
    listed $99,000
40. 2016-08-30
    soldstatus $15,000
41. 2016-08-02
    listed $15,000
42. 2000-05-05
    soldstatus $35,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$326/yr (+$27/mo · 71.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,882
• − Mortgage interest: −$6,162
• − Property taxes: −$455
• − Insurance: −$550
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,200
• Taxable income: $1,294
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,729/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 — Parker's Crossroads

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,629

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4%
• Common ancestry: Serbian 2% Romanian 1% Slovak 1%
• Foreign-born: 0%

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: ▲ 11.88%
• Current HPI: 310.116
• 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

+242.9% since first listed

25 events — show timeline

• 2026-04-27 Price Changed $120,000 CWTAR
• 2026-04-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-27 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-04-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-10 Price Changed $140,000 CWTAR
• 2026-03-10 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2025-12-24 Listed $160,000 CWTAR
• 2025-08-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-07-18 Pending — REALTRACS as Distributed by MLS Grid
• 2025-07-13 Price Changed $160,000 REALTRACS as Distributed by MLS Grid
• 2025-07-13 Price Changed $160,000 TVAR
• 2025-06-30 Price Changed $175,000 TVAR
• 2025-06-30 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2025-05-08 Listed $180,000 TVAR
• 2025-05-08 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2023-06-07 Sold (Public Records) $100,000 Public Records
• 2023-06-06 Sold (MLS) $100,000 TVAR
• 2023-04-27 Listed $109,900 TVAR
• 2022-10-21 Sold (MLS) $92,500 CWTAR
• 2022-10-20 Sold (Public Records) $92,500 Public Records
• 2022-09-14 Listed $99,000 CWTAR
• 2022-07-10 Listed $99,000 CWTAR
• 2016-08-30 Sold (MLS) $15,000 CWTAR
• 2016-08-02 Listed $15,000 CWTAR
• 2000-05-05 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $455 · +0.0% YoY. Source: county tax records.