1976 Crossville Hwy · Sparta, TN 38583

$159,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 50 Days on market

Built 1975 0.46 ac lot

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Looking to downsize? This charming and cozy home offers everything a couple needs. Just off the main road, low maintenance, Nature oriented, yet offering convenience to town. (Current termite letter)

Key facts

• 0.46 acre lot
• Built 1975
• Listed 49 days

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Residential single-family site-built home; R1 zoning
• Construction: Block, stone, and vinyl siding construction; Below-grade finished area present
• Exterior features: Metal roof; Satellite dish; Paved road access

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Microwave
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Attic fan; Ceiling fans for cooling
• Interior features: Ceiling fans; Double-pane windows; Drapes; Gas water heater; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (27.5% below list).
• Recommended offer: $116k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.7% in Sparta — 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 69/100 on livability (#67 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• White County (rural): math 31% / reading 31% proficiency, ranked #56 of 139 in TN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 354 active listings in the ZIP; 209 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $342 of equity ($1k loan paydown + $-764 appreciation (-0.5% local appreciation)).
• White County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,880 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.79×
• Total profit: $-9,616
• Equity at exit: $42,649

10-year hold

• IRR: 1.5%
• Equity multiple: 1.15×
• Total profit: $6,652
• Equity at exit: $48,338

Cash invested: $44,772 (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 38583

• Home prices YoY: -0.1%
• Active inventory: 354
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-20

Break-even live

Break-even rent $1,185

Max offer price $156,301

Occupancy floor 97%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $159,900 Active 50 DOM
2. 2026-06-18
   days on market $159,900 Active 49 DOM
3. 2026-06-17
   days on market $159,900 Active 48 DOM
4. 2026-06-16
   days on market $159,900 Active 47 DOM
5. 2026-06-15
   days on market $159,900 Active 46 DOM
6. 2026-06-14
   days on market $159,900 Active 44 DOM
7. 2026-06-13
   days on market $159,900 Active 43 DOM
8. 2026-06-10
   days on market $159,900 Active 41 DOM
9. 2026-06-09
   days on market $159,900 Active 40 DOM
10. 2026-06-08
    days on market $159,900 Active 39 DOM
11. 2026-06-07
    days on market $159,900 Active 38 DOM
12. 2026-06-03
    days on market $159,900 Active 34 DOM
13. 2026-06-02
    days on market $159,900 Active 33 DOM
14. 2026-06-01
    days on market $159,900 Active 32 DOM
15. 2026-05-31
    days on market $159,900 Active 31 DOM
16. 2026-05-30
    days on market $159,900 Active 30 DOM
17. 2026-05-20
    historical Active Under Contract
18. 2026-04-30
    listed $159,900 Active
19. 2025-08-01
    soldstatus $100,000
20. 2023-08-31
    soldstatus $90,000
21. 2023-08-31
    soldstatus $90,000
22. 2023-08-03
    listed $125,000
23. 2021-02-09
    soldstatus $61,622
24. 2002-05-22
    soldstatus $41,700

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$767/yr (+$64/mo · 208.5%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,906
• − Mortgage interest: −$8,957
• − Property taxes: −$368
• − Insurance: −$800
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,652
• Taxable loss: −$3,095
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $498/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: White County
• NCES district ID: 4704500
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $35,292
• Composite: 25.63/100
• National rank: #7406
• State rank: #56 of 139 in TN

Livability — Sparta

• Score: 69/100
• State rank: #67
• US rank: #8576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,739

Population outlook (White County) Hauer SSP2

• Today (2025): 27,593 people
• By 2030: 28,026 · +1.6%
• By 2040: 28,684 · +4.0%
• By 2050: 28,970 · +5.0%
• By 2075: 29,481 · +6.8%
• By 2100: 27,841 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · White

• 2024 margin: Solid R (+66.6) · D 16.3% · R 82.9%
• 2008→2024 swing: -38.3pp toward R · 2008: -28.3pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+62.7 2016: R+59.5 2012: R+37.2 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 357.041
• 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

+283.5% since first listed

8 events — show timeline

• 2026-05-20 Contingent — UCMLS
• 2026-04-30 Listed $159,900 UCMLS
• 2025-08-01 Sold (Public Records) $100,000 Public Records
• 2023-08-31 Sold (Public Records) $90,000 Public Records
• 2023-08-31 Sold (MLS) $90,000 UCMLS
• 2023-08-03 Listed $125,000 UCMLS
• 2021-02-09 Sold (Public Records) $61,622 Public Records
• 2002-05-22 Sold (Public Records) $41,700 Public Records

Property tax history

+4.2%/yr

Latest (2025): $368 · +72.8% YoY. Source: county tax records.