5433 Conifer Ln · Cookeville, TN 38506

$2,100

3 bd · 2.0 ba · 2,390 sqft · SingleFamily · 31 Days on market

Built 2026 $1/sqft · 99% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEVER OCCUPIED 3 BEDROOM 2 BATH HOME IN COOKEVILLE!! This Home Features Laminate Floors, Stainless Steel Appliances, Quartz Counters. Located in the new community of Timberwalk located just off SR 111 and just South of I-40. Excellent location to all shopping, restaurants and Tennessee Tech University. Home has an open patio and a 2 car garage. Home has natural gas for the Stove and Heat. Washer and Dryer included. Public Utilities and a COMMUNITY POOL!!!! This home is ready for immediate occupancy.

Key facts

• Quartz counters
• Laminate floors
• Open patio

Tags

• LAMINATE FLOORS
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERS
• OPEN PATIO
• COMMUNITY POOL

🏷️ Possibly a rental listed for sale. The $2,100 price doesn't fit this home's estimated sale value (~$359,616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 780.9% vs local median 3.1% in Cookeville — 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 76/100 on livability (#11 in TN, #3,551 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools D-, commute F, employment F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 323 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15 of loan paydown is wiped out by about $63 of value loss. Plan a longer hold.
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $588 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,037 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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. 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?
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: 82.58% ✓
• Cap rate: 780.85%
• Cash-on-cash: 2766.29%
• DSCR: 124.08
• GRM: 0.1

CMA / ARV

• ARV (median comp): $359,616
• List price: $2,100
• Delta: -99.42%
• 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
5447 Mason Way	0.14mi	4/2.5 (+1)	2,267 (-5%)	7mo	$339,990	$150	72
5446 Briley Ln	0.18mi	4/2.5 (+1)	2,431 (+2%)	12mo	$391,000	$161	71
5449 SW Briley Ln	0.18mi	4/2.5 (+1)	2,431 (+2%)	13mo	$415,000	$171	71
5421 E Mason Way	0.14mi	4/2.5 (+1)	2,431 (+2%)	16mo	$399,990	$165	70
5434 Briley Ln	0.11mi	4/2.5 (+1)	2,250 (-6%)	12mo	$425,890	$189	68
250 S Lovelady Dr	0.14mi	3/2.0	2,069 (-13%)	6mo	$380,000	$184	66
5430 SW Mason Way	0.14mi	4/2.5 (+1)	2,267 (-5%)	14mo	$389,990	$172	66
5448 Briley Ln	0.18mi	4/2.5 (+1)	2,267 (-5%)	13mo	$393,880	$174	65
5450 Briley Ln	0.18mi	4/2.5 (+1)	2,250 (-6%)	13mo	$409,000	$182	64
5440 Briley Ln	0.18mi	4/2.5 (+1)	2,250 (-6%)	13mo	$399,990	$178	64
5462 SW Briley Ln	0.18mi	4/2.5 (+1)	2,250 (-6%)	14mo	$418,990	$186	63
626 Blue Water Dr	0.50mi	4/2.5 (+1)	2,460 (+3%)	5mo	$535,000	$217	60

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: —
• Equity multiple: 147.29×
• Total profit: $86,017
• Equity at exit: $313

10-year hold

• IRR: —
• Equity multiple: 317.62×
• Total profit: $186,174
• Equity at exit: $182

Cash invested: $588 (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 38506

• Home prices YoY: -20.1%
• Active inventory: 323
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$11
• Tax est. 1.5%: −$3 /mo · $32/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,355

Break-even live

Break-even rent $18

Max offer price $2,100

Occupancy floor 17%

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: $525
• Closing costs: $63
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   days on market $2,100 Active 31 DOM
2. 2026-06-10
   days on market $2,100 Active 29 DOM
3. 2026-06-09
   days on market $2,100 Active 28 DOM
4. 2026-06-08
   days on market $2,100 Active 27 DOM
5. 2026-06-07
   days on market $2,100 Active 26 DOM
6. 2026-06-05
   days on market $2,100 Active 23 DOM
7. 2026-06-02
   days on market $2,100 Active 21 DOM
8. 2026-06-01
   days on market $2,100 Active 20 DOM
9. 2026-05-31
   days on market $2,100 Active 19 DOM
10. 2026-05-30
    days on market $2,100 Active 18 DOM
11. 2026-05-15
    historical $2,100
12. 2026-05-12
    listed $2,100 Active 507-char remark
13. 2026-05-05
    price $2,100
14. 2026-04-17
    listed $2,075

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

Taxation est. · year 1

• Rental income: $20,810
• − Mortgage interest: −$118
• − Property taxes: −$32
• − Insurance: −$10
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$61
• Taxable income: $17,260
• Est. tax owed @ 24.0%: −$4,142
• After-tax cash flow: $12,123/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Cookeville

• Score: 76/100
• State rank: #11
• US rank: #3551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cookeville, TN
• County: Putnam County · 72,571 people
• City population: 72,571
• Metro: Cookeville, TN
• Population (ZIP): 30,100
• Household income: $70,279
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 415.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.51%
• Current HPI: 288.5877
• Rent YoY: —
• Metro: Cookeville, 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

+1.2% since first listed

3 events — show timeline

• 2026-05-15 Rental Removed $2,100 BUILDIUM
• 2026-05-05 Price Changed $2,100 BUILDIUM
• 2026-04-17 Listed for Rent $2,075 BUILDIUM