711 Hoover St · Shelbyville, TN 37160

$188,900

2 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 195 Days on market

Built 1950 9,147 sqft lot $161/sqft · 16% below area Est $226k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +12.3/30.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• 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

Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

Key facts

• Outdoor entertaining
• Modern kitchen
• Lush landscaping

Tags

• MODERN KITCHEN
• OUTDOOR ENTERTAINING
• LUSH LANDSCAPING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (25.4% below list).
• Recommended offer: $141k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Shelbyville — 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 64/100 on livability (#183 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, employment D.
• Bedford County (rural): math 24% / reading 23% proficiency, ranked #97 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Learning Way Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 675 students, 0% FRL); Harris Middle School (math 16% / reading 13%, grade F, #231 of 333 statewide, top 70%, 963 students, 0% FRL); Shelbyville Central High School (math 2% / reading 28%, grade F, #236 of 332 statewide, top 71%, 1,553 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 354 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 630 units permitted in Bedford County in 2024 (6 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 $6k of value loss. Plan a longer hold.
• Bedford County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $189k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $140,913 (25.4% 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 195 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 D 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: 0.75% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $225,565
• List price: $188,900
• Delta: -16.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Deery St	0.18mi	2/1.0	1,124 (-4%)	6mo	$115,000	$102	80
713 King Ave	0.05mi	3/1.0 (+1)	1,256 (+7%)	3mo	$245,000	$195	78
639 Deery St	0.22mi	3/1.0 (+1)	1,163 (-1%)	6mo	$245,000	$211	78
110 E Cedar St	0.46mi	2/1.0	1,177 (+0%)	4mo	$145,000	$123	74
1017 Fairfield Pike	0.58mi	3/2.0 (+1)	1,167 (-0%)	6mo	$168,000	$144	59
207 Martha St	0.54mi	3/2.0 (+1)	1,200 (+2%)	7mo	$230,000	$192	56
104 Enden Ave	0.50mi	3/1.0 (+1)	1,308 (+12%)	1mo	$215,000	$164	52
112 Elizabeth St	0.62mi	2/1.0	1,033 (-12%)	7mo	$199,700	$193	46
202 Maplewood Dr	0.60mi	2/1.0	1,008 (-14%)	10mo	$225,000	$223	40
113 S Thompson St	0.65mi	3/1.5 (+1)	1,040 (-11%)	10mo	$150,000	$144	36
200 Cedar River Rd	0.63mi	3/2.0 (+1)	1,340 (+14%)	7mo	$245,000	$183	32
204 Wade Dr	0.68mi	3/1.5 (+1)	1,335 (+14%)	10mo	$262,000	$196	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-32,900
• Equity at exit: $28,166

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-31,808
• Equity at exit: $16,333

Cash invested: $52,892 (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 37160

• Home prices YoY: -23.1%
• Active inventory: 354
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$991
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-35

Break-even live

Break-even rent $1,453

Max offer price $182,757

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $19	+0% $-35	+5% $-88	+10% $-142
Rent	-10% $-146	-5% $-90	+0% $-35	+5% $21	+10% $77
Rate	-1.0pp $60	-0.5pp $13	base $-35	+0.5pp $-84	+1.0pp $-134

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: $47,225
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Sunlite Rd Shelbyville, TN	2.0–3.0	2.0	1147	$990	$0.86	25d	1	0.57mi
105 Kingwood Ave Shelbyville, TN	3.0	2.0	1250	$1,650	$1.32	45d	1	0.95mi
228 Coney Island Rd Shelbyville, TN	3.0	2.0	1046	$1,525	$1.46	45d	1	1.04mi
107 Pickle St Unit C Shelbyville, TN	2.0	1.0	1025	$1,225	$1.20	45d	1	1.10mi
111 W End Ave Shelbyville, TN	3.0	2.0	1120	$1,675	$1.50	45d	1	1.18mi

Listing history 39 events

1. 2026-06-21
   days on market $188,900 Active 195 DOM
2. 2026-06-19
   days on market $188,900 Active 193 DOM
3. 2026-06-18
   days on market $188,900 Active 192 DOM
4. 2026-06-17
   days on market $188,900 Active 191 DOM
5. 2026-06-16
   days on market $188,900 Active 190 DOM
6. 2026-06-15
   days on market $188,900 Active 189 DOM
7. 2026-06-14
   days on market $188,900 Active 187 DOM
8. 2026-06-13
   days on market $188,900 Active 186 DOM
9. 2026-06-10
   days on market $188,900 Active 184 DOM
10. 2026-06-09
    days on market $188,900 Active 183 DOM
11. 2026-06-08
    days on market $188,900 Active 182 DOM
12. 2026-06-07
    days on market $188,900 Active 181 DOM
13. 2026-06-03
    days on market $188,900 Active 177 DOM
14. 2026-06-02
    days on market $188,900 Active 176 DOM
15. 2026-06-01
    days on market $188,900 Active 175 DOM
16. 2026-05-31
    days on market $188,900 Active 174 DOM
17. 2026-05-30
    days on market $188,900 Active 173 DOM
18. 2026-02-20
    price $188,900 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

19. 2026-02-11
    price $189,000 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

20. 2026-02-05
    price $189,400 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

21. 2026-01-22
    price $189,900 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

22. 2026-01-15
    price $195,900 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

23. 2026-01-06
    price $202,900 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

24. 2025-12-16
    price $207,900 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

25. 2025-12-08
    listed $214,900 Active 451-char remark

    Show marketing remark (451 chars)

    Charming single-tribe home located in a serene neighborhood of Shelbyville. This well-maintained property provides spacious living areas, a modern kitchen, and ample natural light throughout. The backyard is appropriate for outdoor entertaining, with a patio and lush landscaping. Conveniently located near local amenities and schools, this home provides both comfort and accessibility. Don't miss the opportunity to explore this delightful residence.

26. 2021-03-16
    historical
27. 2021-03-16
    historical
28. 2019-09-29
    soldstatus $120,000 Closed
29. 2019-09-09
    soldstatus $120,000
30. 2019-08-09
    status Pending
31. 2019-08-01
    status Active
32. 2019-08-01
    historical Contingent - Financing
33. 2019-07-25
    status Pending
34. 2019-07-23
    listed $120,000 Active
35. 2018-03-16
    soldstatus $95,000
36. 2018-03-09
    soldstatus $95,000 Closed
37. 2018-01-14
    historical Contingent - Financing
38. 2018-01-11
    price $94,900
39. 2017-12-28
    listed $104,900 Active

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$397/yr (+$33/mo · 42.1%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,910
• − Mortgage interest: −$10,581
• − Property taxes: −$944
• − Insurance: −$944
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$5,495
• Taxable loss: −$3,761
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $485/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: Bedford County
• NCES district ID: 4700180
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $41,704
• Composite: 20.03/100
• National rank: #8658
• State rank: #97 of 139 in TN

Livability — Shelbyville

• Score: 64/100
• State rank: #183
• US rank: #14818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelbyville, TN
• County: Bedford County · 38,148 people
• City population: 38,148
• Metro: Shelbyville, TN
• Population (ZIP): 38,148
• Household income: $64,800
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1093.0

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 51,064 people
• By 2030: 52,954 · +3.7%
• By 2040: 56,534 · +10.7%
• By 2050: 59,482 · +16.5%
• By 2075: 65,597 · +28.5%
• By 2100: 68,030 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 11% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 15% Arabic 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -24.5pp toward R · 2008: -33.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.9 2016: R+52.8 2012: R+40.3 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.18%
• Current HPI: 330.802
• Rent YoY: —
• Metro: Shelbyville, TN
• 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

+80.1% since first listed

22 events — show timeline

• 2026-02-20 Price Changed $188,900 REALTRACS as Distributed by MLS Grid
• 2026-02-11 Price Changed $189,000 REALTRACS as Distributed by MLS Grid
• 2026-02-05 Price Changed $189,400 REALTRACS as Distributed by MLS Grid
• 2026-01-22 Price Changed $189,900 REALTRACS as Distributed by MLS Grid
• 2026-01-15 Price Changed $195,900 REALTRACS as Distributed by MLS Grid
• 2026-01-06 Price Changed $202,900 REALTRACS as Distributed by MLS Grid
• 2025-12-16 Price Changed $207,900 REALTRACS as Distributed by MLS Grid
• 2025-12-08 Listed $214,900 REALTRACS as Distributed by MLS Grid
• 2021-03-16 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2021-03-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-09-29 Sold (MLS) $120,000 REALTRACS as Distributed by MLS Grid
• 2019-09-09 Sold (Public Records) $120,000 Public Records
• 2019-08-09 Pending — REALTRACS as Distributed by MLS Grid
• 2019-08-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-08-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-07-25 Pending — REALTRACS as Distributed by MLS Grid
• 2019-07-23 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2018-03-16 Sold (Public Records) $95,000 Public Records
• 2018-03-09 Sold (MLS) $95,000 REALTRACS as Distributed by MLS Grid
• 2018-01-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-01-11 Price Changed $94,900 REALTRACS as Distributed by MLS Grid
• 2017-12-28 Listed $104,900 REALTRACS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $944 · +0.0% YoY. Source: county tax records.