130 Clement St · Big Sandy, TN 38221

$74,900

1 bd · 1.0 ba · 597 sqft · Other · 44 Days on market

Built 2020 0.90 ac lot

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Why this score? — see what drove the C 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 +19.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

GREAT LITTLE FISHING/HUNTING BASE CAMP, SHORT TERM RENTAL OR FULL TIME RESIDENCE . .. .JUST ABOUT 1 MILE TO ACCESS OF BEAUTIFUL KY LAKE . .. .CLOSE TO EVERYTHING THE VILLAGE LIKE TOWN OF BIG SANDY, TN HAS TO OFFER. .. .. HAS CITY WATER & SEWER, HIGH SPEED INTERNET AVAILABLE. .. .CALL TODAY!

Key facts

• Short term rental
• Full time residence
• High speed internet

Tags

• SHORT TERM RENTAL
• FULL TIME RESIDENCE
• CITY WATER
• CITY SEWER
• HIGH SPEED INTERNET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($762 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (6.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (17%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.28×
• Total profit: $26,870
• Equity at exit: $46,919

10-year hold

• IRR: 18.7%
• Equity multiple: 4.57×
• Total profit: $74,878
• Equity at exit: $84,941

Cash invested: $20,972 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $762 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $85

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 84%

Sensitivity live

Price	-10% $136	-5% $110	+0% $85	+5% $59	+10% $33
Rent	-10% $24	-5% $55	+0% $85	+5% $115	+10% $145
Rate	-1.0pp $122	-0.5pp $104	base $85	+0.5pp $65	+1.0pp $45

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-21
   soldstatus $77,500 Closed 297-char remark

   Show marketing remark (297 chars)

   GREAT LITTLE FISHING/HUNTING BASE CAMP, SHORT TERM RENTAL OR FULL TIME RESIDENCE . .. .JUST ABOUT 1 MILE TO ACCESS OF BEAUTIFUL KY LAKE . .. .CLOSE TO EVERYTHING THE VILLAGE LIKE TOWN OF BIG SANDY, TN HAS TO OFFER. .. .. HAS CITY WATER & SEWER, HIGH SPEED INTERNET AVAILABLE. .. .CALL TODAY!

2. 2026-04-23
   status Pending
3. 2026-03-26
   price $74,900
4. 2026-03-25
   price $74,900 297-char remark

   Show marketing remark (297 chars)

   GREAT LITTLE FISHING/HUNTING BASE CAMP, SHORT TERM RENTAL OR FULL TIME RESIDENCE . .. .JUST ABOUT 1 MILE TO ACCESS OF BEAUTIFUL KY LAKE . .. .CLOSE TO EVERYTHING THE VILLAGE LIKE TOWN OF BIG SANDY, TN HAS TO OFFER. .. .. HAS CITY WATER & SEWER, HIGH SPEED INTERNET AVAILABLE. .. .CALL TODAY!

5. 2026-03-10
   listed $89,900 Active
6. 2026-03-07
   listed $89,900 Active 297-char remark

   Show marketing remark (297 chars)

   GREAT LITTLE FISHING/HUNTING BASE CAMP, SHORT TERM RENTAL OR FULL TIME RESIDENCE . .. .JUST ABOUT 1 MILE TO ACCESS OF BEAUTIFUL KY LAKE . .. .CLOSE TO EVERYTHING THE VILLAGE LIKE TOWN OF BIG SANDY, TN HAS TO OFFER. .. .. HAS CITY WATER & SEWER, HIGH SPEED INTERNET AVAILABLE. .. .CALL TODAY!

7. 2022-11-15
   soldstatus $50,000 407-char remark

   Show marketing remark (407 chars)

   Tiny house with a creek!!! Home is a portable building with an addition built on. Has a 2 car attached garage and attached carport! Home sits on approximately 1 acre and is located less than a mile from the Big Sandy River! The year-round creek flows across the back of the property. Owner is in the process of completing renovations. Another . 38 acre lot joining the property is also available to purchase

8. 2022-11-15
   soldstatus $60,000

   Show marketing remark (407 chars)

   Tiny house with a creek!!! Home is a portable building with an addition built on. Has a 2 car attached garage and attached carport! Home sits on approximately 1 acre and is located less than a mile from the Big Sandy River! The year-round creek flows across the back of the property. Owner is in the process of completing renovations. Another . 38 acre lot joining the property is also available to purchase

9. 2022-08-04
   listed $59,900 407-char remark

   Show marketing remark (407 chars)

   Tiny house with a creek!!! Home is a portable building with an addition built on. Has a 2 car attached garage and attached carport! Home sits on approximately 1 acre and is located less than a mile from the Big Sandy River! The year-round creek flows across the back of the property. Owner is in the process of completing renovations. Another . 38 acre lot joining the property is also available to purchase

10. 2020-03-20
    soldstatus $17,000
11. 2017-09-14
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 21 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: $9,148
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$732
• − Management: −$732
• − Depreciation: −$2,179
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,061/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Big Sandy

• Score: 58/100
• State rank: #315
• US rank: #21412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Sandy, TN
• Population (ZIP): 3,046

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 230.2855
• 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

+675.0% since first listed

11 events — show timeline

• 2026-05-21 Sold (MLS) $77,500 TVAR
• 2026-04-23 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-26 Price Changed $74,900 REALTRACS as Distributed by MLS Grid
• 2026-03-25 Price Changed $74,900 TVAR
• 2026-03-10 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2026-03-07 Listed $89,900 TVAR
• 2022-11-15 Sold (Public Records) $60,000 Public Records
• 2022-11-15 Sold (MLS) $50,000 TVAR
• 2022-08-04 Listed $59,900 TVAR
• 2020-03-20 Sold (Public Records) $17,000 Public Records
• 2017-09-14 Sold (Public Records) $10,000 Public Records

Property tax history

-14.7%/yr

Latest (2025): $54 · +185.3% YoY. Source: county tax records.