605 Bennett St · Sweetwater, TN 37874

$72,000

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 3 Days on market

Built 1920 0.42 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This 2 bedroom, 1 bath home with bonus room offers great potential to the right buyer. Situated on a nice lot , this property is ready for a full renovation and is being sold as is. Ideal for investors, flippers or anyone looking to create value with a complete rehab. Bring your vision to this property.

Key facts

• 0.42 acre lot
• Built 1920
• Listed 3 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family residence (not attached)
• Construction: Vinyl siding; Wood siding; Frame construction; Building area approximately 1,198 (per tax records)
• Exterior features: Level lot; City view

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Natural gas heating available; Electric heating available; Central cooling
• Interior features: 5 total rooms; Basement: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 31.6% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1920 — 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: 3.47% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.24%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 90.9%
• Equity multiple: 5.21×
• Total profit: $84,900
• Equity at exit: $10,735

10-year hold

• IRR: 93.8%
• Equity multiple: 10.84×
• Total profit: $198,306
• Equity at exit: $6,225

Cash invested: $20,160 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 141
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,516

Break-even live

Break-even rent $576

Max offer price $72,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,557	-5% $1,536	+0% $1,516	+5% $1,496	+10% $1,475
Rent	-10% $1,319	-5% $1,417	+0% $1,516	+5% $1,615	+10% $1,713
Rate	-1.0pp $1,552	-0.5pp $1,534	base $1,516	+0.5pp $1,497	+1.0pp $1,478

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	24d	1	0.98mi

Listing history 9 events

1. 2026-06-04
   statusdays on marketlisting id $72,000 Pending 3 DOM
2. 2026-06-03
   days on market $72,000 Pending - Continue to Show 75 DOM
3. 2026-06-02
   days on market $72,000 Pending - Continue to Show 74 DOM
4. 2026-06-01
   days on market $72,000 Pending - Continue to Show 73 DOM
5. 2026-05-31
   days on market $72,000 Pending - Continue to Show 72 DOM
6. 2026-03-23
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Investor special! This 2 bedroom, 1 bath home with bonus room offers great potential to the right buyer. Situated on a nice lot , this property is ready for a full renovation and is being sold as is. Ideal for investors, flippers or anyone looking to create value with a complete rehab. Bring your vision to this property.

7. 2026-03-23
   historical Pending - Continue to Show

   Show marketing remark (322 chars)

   Investor special! This 2 bedroom, 1 bath home with bonus room offers great potential to the right buyer. Situated on a nice lot , this property is ready for a full renovation and is being sold as is. Ideal for investors, flippers or anyone looking to create value with a complete rehab. Bring your vision to this property.

8. 2026-03-20
   listed $72,000 Active 322-char remark

   Show marketing remark (322 chars)

   Investor special! This 2 bedroom, 1 bath home with bonus room offers great potential to the right buyer. Situated on a nice lot , this property is ready for a full renovation and is being sold as is. Ideal for investors, flippers or anyone looking to create value with a complete rehab. Bring your vision to this property.

9. 2026-03-20
   listed $72,000 Active

   Show marketing remark (322 chars)

   Investor special! This 2 bedroom, 1 bath home with bonus room offers great potential to the right buyer. Situated on a nice lot , this property is ready for a full renovation and is being sold as is. Ideal for investors, flippers or anyone looking to create value with a complete rehab. Bring your vision to this property.

ⓘ 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: $570 · $47/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$4,033
• − Property taxes: −$570
• − Insurance: −$360
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$2,095
• Taxable income: $18,092
• Est. tax owed @ 24.0%: −$4,342
• After-tax cash flow: $13,850/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-23 Pending — RCAOR
• 2026-03-23 Contingent — Knoxville MLS
• 2026-03-20 Listed $72,000 Knoxville MLS
• 2026-03-20 Listed $72,000 RCAOR

Property tax history

+2.7%/yr

Latest (2025): $570 · -0.1% YoY. Source: county tax records.