2210 Blackburn Hollow Rd · Cornersville, TN 37047

$275,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 136 Days on market

Built 2023 3.30 ac lot $229/sqft · 33% below area Est $408k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.2/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

Escape to your own Gatlinburg-inspired retreat right here in Giles County! This stunning home offers the perfect blend of rustic charm and custom craftsmanship, set on a very private 2.7-acre lot surrounded by nature. Conveniently located less than 5 miles from I-65, you’ll enjoy easy access to both Nashville and Huntsville while still feeling worlds away from it all. Zoned for Richland Schools, this home features durable Hardi board siding and thoughtful custom details throughout. The inviting open-concept layout is ideal for entertaining, highlighted by an awesome kitchen with butcher block countertops, custom lighting, and plenty of character. Step out onto the expansive deck and experience a true “treehouse” feel, where peaceful views and privacy create the ultimate retreat. If you’re looking for a one-of-a-kind property with charm, seclusion, and convenience, this is a must-see! Buyer and buyer's agent to verify all pertinent information.

Key facts

• 3.3 acre lot
• Built 2023
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (42.8% below list).
• Recommended offer: $157k (42.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#152 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D+, amenities F.
• Giles County (rural): math 20% / reading 24% proficiency, ranked #105 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Richland Elementary (math 23% / reading 32%, grade F, #490 of 952 statewide, top 52%, 524 students, 0% FRL); Bridgeforth Middle School (math 15% / reading 18%, grade F, #221 of 333 statewide, top 67%, 314 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 44 active listings in the ZIP; 73 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• Giles County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,311 (42.8% 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 136 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.57% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 14.6

CMA / ARV

• ARV (median comp): $407,664
• List price: $275,000
• Delta: -32.54%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2448 Blackburn Hollow Rd	0.28mi	2/1.0	1,374 (+14%)	11mo	$540,000	$393	50

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

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.74×
• Total profit: $-20,260
• Equity at exit: $94,289

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $898
• Equity at exit: $125,618

Cash invested: $77,000 (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 37047

• Home prices YoY: 0.3%
• Active inventory: 44
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-403

Break-even live

Break-even rent $2,083

Max offer price $203,845

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-325	+0% $-403	+5% $-481	+10% $-558
Rent	-10% $-527	-5% $-465	+0% $-403	+5% $-341	+10% $-279
Rate	-1.0pp $-264	-0.5pp $-333	base $-403	+0.5pp $-474	+1.0pp $-547

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $275,000 Active 136 DOM
2. 2026-06-21
   days on market $275,000 Active 135 DOM
3. 2026-06-18
   days on market $275,000 Active 133 DOM
4. 2026-06-17
   days on market $275,000 Active 132 DOM
5. 2026-06-16
   days on market $275,000 Active 131 DOM
6. 2026-06-15
   days on market $275,000 Active 130 DOM
7. 2026-06-13
   days on market $275,000 Active 128 DOM
8. 2026-06-12
   pricedays on market $275,000 Active 127 DOM
9. 2026-06-09
   days on market $280,000 Active 124 DOM
10. 2026-06-08
    days on market $280,000 Active 123 DOM
11. 2026-06-08
    days on market $280,000 Active 122 DOM
12. 2026-06-03
    days on market $280,000 Active 118 DOM
13. 2026-06-02
    days on market $280,000 Active 117 DOM
14. 2026-06-01
    days on market $280,000 Active 116 DOM
15. 2026-05-31
    days on market $280,000 Active 115 DOM
16. 2026-02-06
    listed $285,000 Active 981-char remark

    Show marketing remark (981 chars)

    Escape to your own Gatlinburg-inspired retreat right here in Giles County! This stunning home offers the perfect blend of rustic charm and custom craftsmanship, set on a very private 2.7-acre lot surrounded by nature. Conveniently located less than 5 miles from I-65, you’ll enjoy easy access to both Nashville and Huntsville while still feeling worlds away from it all. Zoned for Richland Schools, this home features durable Hardi board siding and thoughtful custom details throughout. The inviting open-concept layout is ideal for entertaining, highlighted by an awesome kitchen with butcher block countertops, custom lighting, and plenty of character. Step out onto the expansive deck and experience a true “treehouse” feel, where peaceful views and privacy create the ultimate retreat. If you’re looking for a one-of-a-kind property with charm, seclusion, and convenience, this is a must-see! Buyer and buyer's agent to verify all pertinent information.

17. 2026-02-04
    historical $285,000 981-char remark

    Show marketing remark (981 chars)

    Escape to your own Gatlinburg-inspired retreat right here in Giles County! This stunning home offers the perfect blend of rustic charm and custom craftsmanship, set on a very private 2.7-acre lot surrounded by nature. Conveniently located less than 5 miles from I-65, you’ll enjoy easy access to both Nashville and Huntsville while still feeling worlds away from it all. Zoned for Richland Schools, this home features durable Hardi board siding and thoughtful custom details throughout. The inviting open-concept layout is ideal for entertaining, highlighted by an awesome kitchen with butcher block countertops, custom lighting, and plenty of character. Step out onto the expansive deck and experience a true “treehouse” feel, where peaceful views and privacy create the ultimate retreat. If you’re looking for a one-of-a-kind property with charm, seclusion, and convenience, this is a must-see! Buyer and buyer's agent to verify all pertinent information.

18. 2024-12-18
    soldstatus $275,000
19. 2024-12-16
    soldstatus $275,000 Closed 462-char remark

    Show marketing remark (462 chars)

    Brand New Construction home in Giles County that reminds you of a Gatlinburg retreat! Great location that is less than 5 miles to I-65 for easy access to Nashville or Huntsville. Richland Schools. Hardi Board Siding. Custom details throughout! Awesome kitchen with butcher block counter tops, custom lighting, open floor plan for entertaining. Walk out onto the deck and you feel like you are in a treehouse! Very private setting on 2.7 acres that is a must see!

20. 2024-10-13
    historical Active Under Contract 462-char remark

    Show marketing remark (462 chars)

    Brand New Construction home in Giles County that reminds you of a Gatlinburg retreat! Great location that is less than 5 miles to I-65 for easy access to Nashville or Huntsville. Richland Schools. Hardi Board Siding. Custom details throughout! Awesome kitchen with butcher block counter tops, custom lighting, open floor plan for entertaining. Walk out onto the deck and you feel like you are in a treehouse! Very private setting on 2.7 acres that is a must see!

21. 2024-09-10
    listed $275,000 Active 462-char remark

    Show marketing remark (462 chars)

    Brand New Construction home in Giles County that reminds you of a Gatlinburg retreat! Great location that is less than 5 miles to I-65 for easy access to Nashville or Huntsville. Richland Schools. Hardi Board Siding. Custom details throughout! Awesome kitchen with butcher block counter tops, custom lighting, open floor plan for entertaining. Walk out onto the deck and you feel like you are in a treehouse! Very private setting on 2.7 acres that is a must see!

22. 2024-09-01
    historical
23. 2024-08-20
    price $276,999
24. 2024-06-04
    listed $277,000 Active
25. 2024-05-31
    historical
26. 2024-04-30
    price $277,000
27. 2024-01-22
    price $287,000
28. 2023-12-04
    listed $298,500 Active
29. 2023-12-03
    historical $298,500
30. 2023-11-29
    historical
31. 2023-08-31
    price $307,000
32. 2023-08-02
    price $323,000
33. 2023-07-09
    price $333,000
34. 2023-05-28
    listed $340,000 Active
35. 2007-03-16
    soldstatus $119,900
36. 2003-05-19
    soldstatus $25,000

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$886/yr (+$74/mo · 83.2%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,877
• − Mortgage interest: −$15,404
• − Property taxes: −$1,066
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$8,000
• Taxable loss: −$9,988
• Est. tax savings @ 24.0%: +$2,397
• After-tax cash flow: $-2,436/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: Giles County
• NCES district ID: 4701410
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $40,318
• Composite: 18.63/100
• National rank: #8895
• State rank: #105 of 139 in TN

Livability — Cornersville

• Score: 65/100
• State rank: #152
• US rank: #13391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,685

Population outlook (Giles County) Hauer SSP2

• Today (2025): 28,505 people
• By 2030: 27,960 · -1.9%
• By 2040: 26,740 · -6.2%
• By 2050: 25,665 · -10.0%
• By 2075: 24,798 · -13.0%
• By 2100: 25,524 · -10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 18% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+55.0) · D 22.1% · R 77.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -19.6pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+49.1 2016: R+45.4 2012: R+29.2 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 366.0155
• 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

+1040.0% since first listed

21 events — show timeline

• 2026-02-06 Listed $285,000 REALTRACS as Distributed by MLS Grid
• 2026-02-04 Coming Soon $285,000 REALTRACS as Distributed by MLS Grid
• 2024-12-18 Sold (Public Records) $275,000 Public Records
• 2024-12-16 Sold (MLS) $275,000 REALTRACS as Distributed by MLS Grid
• 2024-10-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-09-10 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2024-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-08-20 Price Changed $276,999 REALTRACS as Distributed by MLS Grid
• 2024-06-04 Listed $277,000 REALTRACS as Distributed by MLS Grid
• 2024-05-31 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-04-30 Price Changed $277,000 REALTRACS as Distributed by MLS Grid
• 2024-01-22 Price Changed $287,000 REALTRACS as Distributed by MLS Grid
• 2023-12-04 Listed $298,500 REALTRACS as Distributed by MLS Grid
• 2023-12-03 Coming Soon $298,500 REALTRACS as Distributed by MLS Grid
• 2023-11-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-08-31 Price Changed $307,000 REALTRACS as Distributed by MLS Grid
• 2023-08-02 Price Changed $323,000 REALTRACS as Distributed by MLS Grid
• 2023-07-09 Price Changed $333,000 REALTRACS as Distributed by MLS Grid
• 2023-05-28 Listed $340,000 REALTRACS as Distributed by MLS Grid
• 2007-03-16 Sold (Public Records) $119,900 Public Records
• 2003-05-19 Sold (Public Records) $25,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $1,066 · +18.3% YoY. Source: county tax records.