481 Elora Rd · Flintville, TN 37328

$164,900

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 241 Days on market

Built 1900 0.55 ac lot Est $170k · at est.

---

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 +12.2/30.0
• ARV discount +8.9/15.0
• Appreciation +8.2/10.0
• DSCR +3.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Older home with exterior work completed. Interior needs work.

Key facts

• Thoughtful updates
• Modern finishes
• Classic layout

Tags

• EXPANSIVE FRONT PORCH
• MODERN FINISHES
• CLASSIC LAYOUT
• THOUGHTFUL UPDATES
• PEACEFUL COUNTRY LIVING

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No covered parking reported; No parking total reported
• Utilities: Public water source; Septic tank sewer; Electric/water utilities available
• Home design: Single-family residential home; One-story; Entry level on one level
• Construction: Aluminum siding and frame construction; Block foundation; Existing year built (assessor source)
• Exterior features: Lot is about 0.55 acres (approx. dimensions 180M x 150 irregular); Water available

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 13 x 14 with extra-large closet; Second bedroom approximately 10 x 12; Third bedroom approximately 10 x 11
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Appliances include dryer and refrigerator; Laminate flooring; Crawl space basement (no finished basement)
• Laundry & utility: Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (27.9% below list).
• Recommended offer: $119k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#313 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flintville School (math 37% / reading 34%, grade F, #310 of 952 statewide, top 33%, 513 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (6.3% local appreciation)).
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $165k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $118,873 (27.9% 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 241 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $170,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 Elora Rd	0.31mi	3/1.0	1,304 (-3%)	2mo	$165,000	$127	79

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

Projected returns pro-forma

6.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.05×
• Total profit: $48,438
• Equity at exit: $106,866

10-year hold

• IRR: 15.4%
• Equity multiple: 4.10×
• Total profit: $143,207
• Equity at exit: $196,624

Cash invested: $46,172 (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 37328

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-33

Break-even live

Break-even rent $1,230

Max offer price $159,080

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $14	+0% $-33	+5% $-80	+10% $-126
Rent	-10% $-127	-5% $-80	+0% $-33	+5% $14	+10% $61
Rate	-1.0pp $50	-0.5pp $9	base $-33	+0.5pp $-76	+1.0pp $-119

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $164,900 Active 241 DOM
2. 2026-06-18
   days on market $164,900 Active 238 DOM
3. 2026-06-17
   days on market $164,900 Active 237 DOM
4. 2026-06-16
   days on market $164,900 Active 236 DOM
5. 2026-06-15
   days on market $164,900 Active 235 DOM
6. 2026-06-14
   days on market $164,900 Active 233 DOM
7. 2026-06-13
   days on market $164,900 Active 232 DOM
8. 2026-06-10
   days on market $164,900 Active 230 DOM
9. 2026-06-09
   pricedays on market $164,900 Active 229 DOM
10. 2026-06-08
    days on market $169,000 Active 228 DOM
11. 2026-06-07
    statusdays on market $169,000 Active 227 DOM
12. 2026-06-03
    days on market $169,000 Active Under Contract 223 DOM
13. 2026-06-02
    days on market $169,000 Active Under Contract 222 DOM
14. 2026-06-01
    days on market $169,000 Active Under Contract 221 DOM
15. 2026-05-31
    days on market $169,000 Active Under Contract 220 DOM
16. 2026-05-30
    days on market $169,000 Active Under Contract 219 DOM
17. 2026-05-15
    historical Active Under Contract
18. 2026-05-01
    price $169,000
19. 2026-04-09
    status Active
20. 2026-03-25
    historical Active Under Contract
21. 2026-01-09
    price $189,000
22. 2025-11-25
    price $194,500
23. 2025-10-23
    listed $199,000 Active
24. 2025-04-15
    soldstatus $88,000
25. 2025-04-12
    soldstatus $88,000 Closed 62-char remark

    Show marketing remark (62 chars)

    Older home with exterior work completed. Interior needs work.

26. 2025-04-11
    status Pending 62-char remark

    Show marketing remark (62 chars)

    Older home with exterior work completed. Interior needs work.

27. 2025-03-29
    historical Active Under Contract 62-char remark

    Show marketing remark (62 chars)

    Older home with exterior work completed. Interior needs work.

28. 2025-03-07
    price $110,000 62-char remark

    Show marketing remark (62 chars)

    Older home with exterior work completed. Interior needs work.

29. 2025-02-19
    listed $117,500 Active 62-char remark

    Show marketing remark (62 chars)

    Older home with exterior work completed. Interior needs work.

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$708/yr (+$59/mo · 152.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,265
• − Mortgage interest: −$9,237
• − Property taxes: −$463
• − Insurance: −$824
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,797
• Taxable loss: −$3,339
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $406/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Flintville

• Score: 58/100
• State rank: #313
• US rank: #21313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,616
• Population (ZIP): 1,698

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Iranian 3% Subsaharan African 3% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.31%
• Current HPI: 375.4553
• 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

+43.8% since first listed

13 events — show timeline

• 2026-05-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Price Changed $169,000 REALTRACS as Distributed by MLS Grid
• 2026-04-09 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-25 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-01-09 Price Changed $189,000 REALTRACS as Distributed by MLS Grid
• 2025-11-25 Price Changed $194,500 REALTRACS as Distributed by MLS Grid
• 2025-10-23 Listed $199,000 REALTRACS as Distributed by MLS Grid
• 2025-04-15 Sold (Public Records) $88,000 Public Records
• 2025-04-12 Sold (MLS) $88,000 REALTRACS as Distributed by MLS Grid
• 2025-04-11 Pending — REALTRACS as Distributed by MLS Grid
• 2025-03-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-03-07 Price Changed $110,000 REALTRACS as Distributed by MLS Grid
• 2025-02-19 Listed $117,500 REALTRACS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $463 · +0.0% YoY. Source: county tax records.