109 E Main Blvd · Church Hill, TN 37642

$99,995

3 bd · 2.0 ba · 1,634 sqft · SingleFamily · 6 Days on market

Built 1946 Fair condition 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this 3 bed, 2 bath home set on about an acre of land, complete with a covered front porch that’s perfectly suited for relaxing. It’s full of potential and ready for its next owner to add their own touches. With a solid layout and plenty of room to update to your style, this is a great opportunity to own a home at an attractive price and make it truly yours.

Key facts

• 1 acre lot
• Built 1946
• Listed 5 days

Property features AI

Finance

• HOA & community: Pets allowed: contact seller/agent

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Frame construction
• Construction: Brick/mortar foundation
• Exterior features: Stable(s); 1-acre lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 21.7% vs local median 3.5% in Church Hill — 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 71/100 on livability (#42 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hawkins County (rural): math 23% / reading 26% proficiency, ranked #93 of 139 in TN (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Church Hill Elementary (math 27% / reading 37%, grade F, #369 of 952 statewide, top 42%, 328 students, 0% FRL); Church Hill Intermediate School (math 27% / reading 27%, grade F, #128 of 333 statewide, top 40%, 372 students, 0% FRL); Volunteer High School (math 19% / reading 37%, grade F, #101 of 332 statewide, top 30%, 1,045 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 151 units permitted in Hawkins 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.
• Hawkins County population projected at -17% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,995

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.50% ✓
• Cap rate: 21.70%
• Cash-on-cash: 55.03%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $248,368
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Fern St	0.41mi	3/2.0	1,682 (+3%)	2mo	$140,000	$83	75
119 Cole Ln	0.35mi	3/2.0	1,476 (-10%)	2mo	$225,000	$152	66
327 Oak St	0.41mi	3/2.0	1,736 (+6%)	12mo	$290,000	$167	60
217 Fern St	0.42mi	4/2.0 (+1)	1,600 (-2%)	23mo	$262,000	$164	53
117 Parkview St	0.69mi	3/2.0	1,716 (+5%)	14mo	$266,000	$155	48
411 Main Blvd	0.66mi	3/2.0	1,808 (+11%)	5mo	$234,000	$129	47
403 Main Blvd	0.61mi	3/1.0	1,406 (-14%)	14mo	$125,000	$89	32

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: 53.3%
• Equity multiple: 3.34×
• Total profit: $65,610
• Equity at exit: $14,910

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $162,585
• Equity at exit: $8,646

Cash invested: $27,999 (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 37642

• Home prices YoY: -16.0%
• Active inventory: 125
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,284

Break-even live

Break-even rent $875

Max offer price $99,995

Occupancy floor 44%

Sensitivity live

Price	-10% $1,353	-5% $1,319	+0% $1,284	+5% $1,249	+10% $1,215
Rent	-10% $1,086	-5% $1,185	+0% $1,284	+5% $1,383	+10% $1,481
Rate	-1.0pp $1,334	-0.5pp $1,309	base $1,284	+0.5pp $1,258	+1.0pp $1,232

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Silver Lake Rd Church Hill, TN	3.0	1.0	1413	$2,500	$1.77	45d	1	1.28mi

Listing history 5 events

1. 2026-06-08
   days on market $99,995 Active 6 DOM
2. 2026-06-07
   days on market $99,995 Active 5 DOM
3. 2026-06-05
   days on market $99,995 Active 2 DOM
4. 2026-06-03
   remarks 369-char remark
5. 2026-06-03
   listed $99,995 Active 1 DOM

ⓘ 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: $30,000
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$2,909
• Taxable income: $14,690
• Est. tax owed @ 24.0%: −$3,526
• After-tax cash flow: $11,882/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, focusing on the roof, exterior, and bathroom. Upgrades will significantly enhance its curb appeal and value.

Repairs flagged

• Major roof — Significant rust and damage
• Major exterior siding — Peeling paint and ivy growth
• Major bathroom — Outdated fixtures and clutter

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace roof — Critical structural repair and improves energy efficiency
• Both Update bathroom fixtures — Modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and damage	Major	$15,000–50,000
exterior siding · Peeling paint and ivy growth	Major	$15,000–50,000
bathroom · Outdated fixtures and clutter	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof — Critical structural repair and improves energy efficiency ↑
• Both Update bathroom fixtures — Modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hawkins County
• NCES district ID: 4701740
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $37,555
• Composite: 20.45/100
• National rank: #8581
• State rank: #93 of 139 in TN

Livability — Church Hill

• Score: 71/100
• State rank: #42
• US rank: #6706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Church Hill, TN
• City population: 14,491
• Population (ZIP): 14,491

Population outlook (Hawkins County) Hauer SSP2

• Today (2025): 55,226 people
• By 2030: 53,784 · -2.6%
• By 2040: 50,015 · -9.4%
• By 2050: 45,682 · -17.3%
• By 2075: 36,211 · -34.4%
• By 2100: 26,536 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Hawkins

• 2024 margin: Solid R (+68.8) · D 15.2% · R 84.0%
• 2008→2024 swing: -26.9pp toward R · 2008: -42.0pp · 2024: -68.8pp
• All cycles: 2024: R+68.8 2020: R+65.8 2016: R+63.4 2012: R+47.0 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.69%
• Current HPI: 297.1526
• 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

1 event — show timeline

• 2026-06-02 Listed $99,995 REALTRACS as Distributed by MLS Grid