3030 W A & B Main St W · Milan, TN 38358

$159,900

None bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 25 Days on market

Built 1947 0.29 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Two 2 bed / 1 bath units (approx. 800 sq ft each) in the heart of Milan. Each unit includes stove, refrigerator, washer and dryer — move-in ready for tenants. Detached 2-car garage provides two designated parking spaces (one for each unit) plus additional attached storage. This property also has a fenced backyard which is divided into two sections for private outdoor space for Unit A and Unit B. Perfect for investors seeking steady rental income or a first-time buyer who wants to live in one unit and rent the other. Highlights: Two independent 2 bed / 1 bath units (~800 sq ft each) Appliances included: washer, dryer, stove, refrigerator Detached 2-car garage with assigned parking for

Key facts

• Extra storage space
• Fenced backyard
• 0.29 acre lot

Tags

• DETACHED 2 CAR GARAGE
• FENCED BACKYARD
• PRIVATE OUTDOOR SPACE
• EXTRA STORAGE SPACE

Property features AI

Finance

• Financial info: Two rental units with total rent listed as $900

Exterior

• Parking: Total 6 parking spaces; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential income duplex; One level / single-story; Raised foundation
• Construction: Block and vinyl siding construction
• Exterior features: Covered front porch; Back yard fencing (wire); Metal roof; Garage(s) and storage structure

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 units (duplex)
• Flooring: Carpet; Linoleum
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Baseboard heating; Electric heating; Central air conditioning; Electric cooling; Window unit(s)
• Interior features: Double-pane windows with wood frames; Fireplace (other type)
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry on main level; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#78 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Milan (rural): math 36% / reading 26% proficiency, ranked #55 of 139 in TN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Milan Elementary (math 37% / reading 29%, grade F, #361 of 952 statewide, top 38%, 870 students, 0% FRL); Milan Middle School (math 41% / reading 23%, grade F, #87 of 333 statewide, top 26%, 579 students, 0% FRL); Milan High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 82 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.0

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,110
• Equity at exit: $23,842

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $20,068
• Equity at exit: $13,825

Cash invested: $44,772 (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 38358

• Home prices YoY: -24.4%
• Active inventory: 82
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $311

Break-even live

Break-even rent $1,268

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $402	-5% $357	+0% $311	+5% $266	+10% $221
Rent	-10% $180	-5% $246	+0% $311	+5% $377	+10% $443
Rate	-1.0pp $392	-0.5pp $352	base $311	+0.5pp $270	+1.0pp $228

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,662
Total (2 units)			$1,662

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $159,900 Active 25 DOM
2. 2026-06-21
   days on market $159,900 Active 24 DOM
3. 2026-06-18
   days on market $159,900 Active 22 DOM
4. 2026-06-17
   days on market $159,900 Active 21 DOM
5. 2026-06-16
   days on market $159,900 Active 20 DOM
6. 2026-06-15
   days on market $159,900 Active 19 DOM
7. 2026-06-13
   days on market $159,900 Active 17 DOM
8. 2026-06-12
   days on market $159,900 Active 16 DOM
9. 2026-06-09
   days on market $159,900 Active 13 DOM
10. 2026-06-08
    days on market $159,900 Active 12 DOM
11. 2026-06-08
    days on market $159,900 Active 11 DOM
12. 2026-06-07
    days on market $159,900 Active 10 DOM
13. 2026-06-03
    days on market $159,900 Active 7 DOM
14. 2026-06-02
    days on market $159,900 Active 6 DOM
15. 2026-06-01
    days on market $159,900 Active 5 DOM
16. 2026-05-31
    days on market $159,900 Active 4 DOM
17. 2026-05-22
    listed $159,900 Active
18. 2024-07-22
    soldstatus $125,000
19. 2023-07-25
    historical $750
20. 2023-07-18
    listed $750
21. 2022-10-05
    soldstatus $89,900
22. 2005-12-02
    soldstatus $32,500
23. 2002-04-02
    soldstatus $27,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 ≥108°F today · 20 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: $19,944
• − Mortgage interest: −$8,957
• − Property taxes: −$1,156
• − Insurance: −$800
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,652
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $3,453/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: Milan
• NCES district ID: 4702970
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $36,434
• Composite: 25.79/100
• National rank: #7365
• State rank: #55 of 139 in TN

Livability — Milan

• Score: 68/100
• State rank: #78
• US rank: #9084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milan, TN
• City population: 12,511
• Population (ZIP): 12,511

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Iranian 2% Romanian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.28%
• Current HPI: 208.8671
• 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

+481.5% since first listed

7 events — show timeline

• 2026-05-22 Listed $159,900 CWTAR
• 2024-07-22 Sold (Public Records) $125,000 Public Records
• 2023-07-25 Rental Removed $750 BUILDIUM
• 2023-07-18 Listed for Rent $750 BUILDIUM
• 2022-10-05 Sold (Public Records) $89,900 Public Records
• 2005-12-02 Sold (Public Records) $32,500 Public Records
• 2002-04-02 Sold (Public Records) $27,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,156 · +186.1% YoY. Source: county tax records.