1204 Meadowlark Cir · Lafayette, TN 37083

$219,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 3 Days on market

Built 1962 0.35 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for an affordable home with great potential? This charming 3-bedroom, 1-bath home is tucked away at the end of a peaceful cul-de-sac, offering a low traffic area in a convenient setting. Features include: New roof, replacement windows, kitchen/dining comb with built-in oven and cooktop stove, den area that could be used as a 4th bedroom, and central heating and air! Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this home offers solid value ready for your personal touch.

Key facts

• Cooktop stove
• Den area
• Kitchen dining comb

Tags

• NEW ROOF
• REPLACEMENT WINDOWS
• KITCHEN DINING COMB
• BUILT-IN OVEN
• COOKTOP STOVE
• DEN AREA

Property features AI

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Brick construction; Brick/mortar foundation; Existing (year built not specified)
• Exterior features: Patio; Storage structure; Located on a cul-de-sac

Interior

• Kitchen: Built-in electric oven; Cooktop
• Bedrooms: Three bedrooms (all on the main level); Bedroom sizes approx. 12 x 11, 11 x 10, and 10 x 8
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bookcases; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (approx. 11 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.4% below list).
• Recommended offer: $171k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County Junior High School (math 37% / reading 26%, grade F, #89 of 333 statewide, top 28%, 771 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $220k implies a 556% gain — meaningful room to come down on a strong offer.

Recommended offer $170,566 (22.4% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $123,336
• Equity at exit: $198,103

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $360,075
• Equity at exit: $427,217

Cash invested: $61,572 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 179
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $58

Break-even live

Break-even rent $1,632

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $120	+0% $58	+5% $-4	+10% $-67
Rent	-10% $-77	-5% $-9	+0% $58	+5% $125	+10% $193
Rate	-1.0pp $169	-0.5pp $114	base $58	+0.5pp $1	+1.0pp $-57

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Lafayette Rd Lafayette, TN	1.0–2.0	1.0–2.0	795	$1,036	$1.30	4d	11	1.11mi
203 Cherokee Dr Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	45d	1	1.31mi
100 Apache Pt Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	45d	1	1.32mi
217 Cherokee Dr Unit 16 Lafayette, TN	3.0	2.0	1200	$1,900	$1.58	45d	1	1.34mi

Listing history 4 events

1. 2026-06-21
   days on market $219,900 Active 3 DOM
2. 2026-06-21
   days on market $219,900 Active 2 DOM
3. 2026-06-18
   remarks 529-char remark
4. 2026-06-18
   listed $219,900 Active 1 DOM

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$1,024/yr (+$85/mo · 190.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,468
• − Mortgage interest: −$12,318
• − Property taxes: −$537
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$6,397
• Taxable loss: −$3,158
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,453/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, TN
• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

+556.4% since first listed

2 events — show timeline

• 2026-06-18 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 1987-08-08 Sold (Public Records) $33,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $537 · -22.4% YoY. Source: county tax records.