61 Brazzle Rd · Waverly, TN 37185

$99,999

4 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 202 Days on market

Built 1956 1.80 ac lot Est $176k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

* * * INVESTORS ALERT * * * FIXER * * * THIS IS EXACTLY WHAT YOU HAVE BEEN LOOKING FOR! MAKE IT YOUR OWN. ALSO, NOT ONLY DOES THIS PROPERTY HAVE THE ABILITY TO FLIP BUT, IN ADDITION THERE IS A POSSIBILITY OF A LOT SPLIT WITH ROAD FRONTAGE OF 478'. THE COVERED DECK OFFERS PRIVACY, SECLUSION, PEACE!, AND QUIET! PROPERTY HAS A UTILITY/LAUNDRY ROOM. DEFINITELY REMINDS YOU OF AN OLD COUNTRY HOME WITH A LARGE EAT IN KITCHEN. THERE IS A NICE SHED INCLUDED. CONVENIENTLY LOCATED ONLY MINUTES TO KENTUCKY LAKE, HWY 13 & HWY 70. A DIAMOND IN THE ROUGH ON ALMOST 2 ACRES AND ONLY MINUTES TO TOWN. CITY WATER AVAILABLE ACROSS THE STREET. WELL HAS BEEN DISCONNECTED. ON SEPTIC, CHECK WITH THE C

Key facts

• Covered deck
• Lot split
• Large eat in kitchen

Tags

• LOT SPLIT
• ROAD FRONTAGE
• COVERED DECK
• UTILITY LAUNDRY ROOM
• LARGE EAT IN KITCHEN
• MINUTES TO KENTUCKY LAKE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.8% in Waverly — 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 62/100 on livability (#209 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Humphreys County (rural): math 21% / reading 24% proficiency, ranked #103 of 139 in TN (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waverly Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 359 students, 0% FRL); Waverly Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 39 units permitted in Humphreys County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Humphreys County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $176,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Brazzle Rd	0.00mi	4/1.0	1,410 (0%)	1mo	$90,000	$64	100
457 E Little Richland Rd	0.22mi	4/2.0	1,560 (+11%)	6mo	$195,000	$125	63
105 Eze Ave	0.72mi	3/1.0 (-1)	1,350 (-4%)	7mo	$199,000	$147	48

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $22,287
• Equity at exit: $14,910

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $68,871
• Equity at exit: $8,646

Cash invested: $28,000 (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 37185

• Home prices YoY: -1.3%
• Active inventory: 155
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $605

Break-even live

Break-even rent $754

Max offer price $99,999

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-06
   status Pending
2. 2026-01-14
   price $99,999
3. 2025-08-15
   listed $104,900 Active
4. 2023-07-10
   soldstatus $75,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$351/yr (+$29/mo · 97.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 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: $18,241
• − Mortgage interest: −$5,601
• − Property taxes: −$359
• − Insurance: −$500
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,909
• Taxable income: $5,953
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,830/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: Humphreys County
• NCES district ID: 4701980
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $41,248
• Composite: 19.14/100
• National rank: #8829
• State rank: #103 of 139 in TN

Livability — Waverly

• Score: 62/100
• State rank: #209
• US rank: #16116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,120

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 17,256 people
• By 2030: 16,654 · -3.5%
• By 2040: 15,437 · -10.5%
• By 2050: 14,238 · -17.5%
• By 2075: 11,971 · -30.6%
• By 2100: 10,575 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 2% English 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Humphreys

• 2024 margin: Solid R (+56.1) · D 21.4% · R 77.4% · Other 1.2%
• 2008→2024 swing: -53.2pp toward R · 2008: -2.9pp · 2024: -56.1pp
• All cycles: 2024: R+56.1 2020: R+49.8 2016: R+41.5 2012: R+13.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.36%
• Current HPI: 335.9664
• 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

+33.3% since first listed

4 events — show timeline

• 2026-03-06 Pending — REALTRACS as Distributed by MLS Grid
• 2026-01-14 Price Changed $99,999 REALTRACS as Distributed by MLS Grid
• 2025-08-15 Listed $104,900 REALTRACS as Distributed by MLS Grid
• 2023-07-10 Sold (Public Records) $75,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.