123 Sexton Ln · Clinton, TN 37716

$130,000

2 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 94 Days on market

Built 1900 1.01 ac lot Est $181k · 28% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

Key facts

• Large kitchen
• Wooden cabinetry
• Sunroom

Tags

• HISTORIC CHARACTER
• HARDWOOD FLOORS
• WOOD BURNING STOVE
• LARGE KITCHEN
• WOODEN CABINETRY
• SUNROOM

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Public water; Septic sewer; Electricity available; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction; Other construction materials; Existing year built
• Exterior features: Deck; Lot is level to rolling slope

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Other heating
• Interior features: Walk-in closets; Two wood-burning fireplaces
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.8% in Clinton — 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 72/100 on livability (#30 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime D-.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dutch Valley Elementary (math 15% / reading 15%, grade F, #749 of 952 statewide, top 79%, 114 students, 0% FRL); Clinton High School (math 17% / reading 37%, grade F, #104 of 332 statewide, top 33%, 1,126 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: 164 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $181,146
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Sexton Ln	0.14mi	3/1.0 (+1)	1,348 (-1%)	1mo	$179,900	$133	86

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $16,577
• Equity at exit: $19,383

10-year hold

• IRR: 20.5%
• Equity multiple: 2.72×
• Total profit: $62,781
• Equity at exit: $11,240

Cash invested: $36,400 (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 37716

• Home prices YoY: -5.0%
• Active inventory: 164
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $592

Break-even live

Break-even rent $990

Max offer price $130,000

Occupancy floor 61%

Sensitivity live

Price	-10% $665	-5% $629	+0% $592	+5% $555	+10% $518
Rent	-10% $454	-5% $523	+0% $592	+5% $660	+10% $729
Rate	-1.0pp $657	-0.5pp $625	base $592	+0.5pp $558	+1.0pp $524

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $130,000 Active 94 DOM
2. 2026-06-17
   days on market $130,000 Active 93 DOM
3. 2026-06-16
   days on market $130,000 Active 92 DOM
4. 2026-06-15
   days on market $130,000 Active 91 DOM
5. 2026-06-14
   days on market $130,000 Active 89 DOM
6. 2026-06-13
   pricestatus $130,000 Active 88 DOM
7. 2026-06-02
   days on market $150,000 Active Under Contract 88 DOM
8. 2026-06-01
   days on market $150,000 Active Under Contract 87 DOM
9. 2026-05-31
   days on market $150,000 Active Under Contract 86 DOM
10. 2026-05-31
    days on market $150,000 Active Under Contract 85 DOM
11. 2026-05-22
    historical Active Under Contract

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

12. 2026-05-22
    historical Pending - Continue to Show 868-char remark

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

13. 2026-05-14
    soldstatus $105,000 Closed 744-char remark

    Show marketing remark (744 chars)

    Claim your own 5.38-acre sanctuary in Clinton, where the rare gift of total freedom meets endless potential. With no restrictions to limit your vision, this expansive tract is a blank canvas perfect for a custom-built estate, a modern homestead with a tiny home and garden, or a private retreat for your RV. The versatile terrain offers a beautiful balance of privacy and accessibility, providing ample space for workshops, ATVs, or hobby farming. You can enjoy the peace of rural living while remaining just minutes from local amenities and the heart of town. For those looking to expand their footprint or invest in a larger piece of Clinton history, this property is also available as a package deal with 123 Sexton Lane, Clinton, TN 37716.

14. 2026-05-14
    soldstatus $105,000 Closed

    Show marketing remark (744 chars)

    Claim your own 5.38-acre sanctuary in Clinton, where the rare gift of total freedom meets endless potential. With no restrictions to limit your vision, this expansive tract is a blank canvas perfect for a custom-built estate, a modern homestead with a tiny home and garden, or a private retreat for your RV. The versatile terrain offers a beautiful balance of privacy and accessibility, providing ample space for workshops, ATVs, or hobby farming. You can enjoy the peace of rural living while remaining just minutes from local amenities and the heart of town. For those looking to expand their footprint or invest in a larger piece of Clinton history, this property is also available as a package deal with 123 Sexton Lane, Clinton, TN 37716.

15. 2026-04-14
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    Claim your own 5.38-acre sanctuary in Clinton, where the rare gift of total freedom meets endless potential. With no restrictions to limit your vision, this expansive tract is a blank canvas perfect for a custom-built estate, a modern homestead with a tiny home and garden, or a private retreat for your RV. The versatile terrain offers a beautiful balance of privacy and accessibility, providing ample space for workshops, ATVs, or hobby farming. You can enjoy the peace of rural living while remaining just minutes from local amenities and the heart of town. For those looking to expand their footprint or invest in a larger piece of Clinton history, this property is also available as a package deal with 123 Sexton Lane, Clinton, TN 37716.

16. 2026-04-14
    historical Pending - Continue to Show

    Show marketing remark (744 chars)

    Claim your own 5.38-acre sanctuary in Clinton, where the rare gift of total freedom meets endless potential. With no restrictions to limit your vision, this expansive tract is a blank canvas perfect for a custom-built estate, a modern homestead with a tiny home and garden, or a private retreat for your RV. The versatile terrain offers a beautiful balance of privacy and accessibility, providing ample space for workshops, ATVs, or hobby farming. You can enjoy the peace of rural living while remaining just minutes from local amenities and the heart of town. For those looking to expand their footprint or invest in a larger piece of Clinton history, this property is also available as a package deal with 123 Sexton Lane, Clinton, TN 37716.

17. 2026-04-14
    historical

    Show marketing remark (744 chars)

    Claim your own 5.38-acre sanctuary in Clinton, where the rare gift of total freedom meets endless potential. With no restrictions to limit your vision, this expansive tract is a blank canvas perfect for a custom-built estate, a modern homestead with a tiny home and garden, or a private retreat for your RV. The versatile terrain offers a beautiful balance of privacy and accessibility, providing ample space for workshops, ATVs, or hobby farming. You can enjoy the peace of rural living while remaining just minutes from local amenities and the heart of town. For those looking to expand their footprint or invest in a larger piece of Clinton history, this property is also available as a package deal with 123 Sexton Lane, Clinton, TN 37716.

18. 2026-03-27
    status Active

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

19. 2026-03-27
    status Active

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

20. 2026-03-27
    status Active 868-char remark

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

21. 2026-03-18
    historical Active Under Contract

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

22. 2026-03-18
    historical Pending - Continue to Show 868-char remark

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

23. 2026-03-18
    historical

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

24. 2026-03-06
    listed $120,000 Active 744-char remark

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

25. 2026-03-06
    listed $150,000 Active

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

26. 2026-03-06
    listed $150,000 Active 868-char remark

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

27. 2026-03-06
    listed $250,000 Active

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

28. 2026-03-06
    listed $120,000 Active

    Show marketing remark (868 chars)

    Step back in time with this charming 1900-built home situated on 1 acre in Clinton, TN. This property blends historic character and cozy comfort, featuring a spacious living area with hardwood floors and a wood-burning stove, filled with natural light for an inviting atmosphere. The large kitchen with classic wooden cabinetry offers ample space for cooking and storage, while the sunroom with expansive windows is the perfect spot to enjoy the surrounding views. The home includes spacious bedrooms, with the primary suite featuring its own fireplace for added charm. Outdoor living shines with a covered back deck, ideal for relaxing and entertaining. This property is a rare opportunity to own a piece of Clinton history, offering timeless charm in a peaceful country setting. Also available as a package deal with Lot 0 Sexton Lane, Clinton, TN 37716.

29. 2026-02-26
    historical
30. 2026-01-23
    historical Active Under Contract
31. 2026-01-23
    historical Pending - Continue to Show
32. 2026-01-23
    historical
33. 2025-10-17
    price $230,000
34. 2025-10-17
    price $230,000
35. 2025-09-09
    price $240,000
36. 2025-09-09
    price $240,000
37. 2025-08-26
    price $245,000
38. 2025-08-26
    price $245,000
39. 2025-08-07
    listed $250,000 Active
40. 2025-08-07
    listed $250,000 Active
41. 2025-07-30
    historical
42. 2025-06-24
    price $254,900
43. 2025-05-01
    listed $259,900 Active
44. 2013-07-29
    soldstatus $79,000

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$367/yr (+$31/mo · 66.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,870
• − Mortgage interest: −$7,282
• − Property taxes: −$556
• − Insurance: −$650
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$3,782
• Taxable income: $5,261
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,838/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Clinton

• Score: 72/100
• State rank: #30
• US rank: #5726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,361

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 364.842
• 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

+32.9% since first listed

34 events — show timeline

• 2026-05-22 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-22 Contingent — Knoxville MLS
• 2026-05-14 Sold (MLS) $105,000 Knoxville MLS
• 2026-05-14 Sold (MLS) $105,000 REALTRACS as Distributed by MLS Grid
• 2026-04-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-14 Contingent — Knoxville MLS
• 2026-04-14 Listing Removed — Knoxville MLS
• 2026-03-27 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-27 Relisted — Knoxville MLS
• 2026-03-27 Relisted — Knoxville MLS
• 2026-03-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-18 Contingent — Knoxville MLS
• 2026-03-18 Listing Removed — Knoxville MLS
• 2026-03-06 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-03-06 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-03-06 Listed $120,000 Knoxville MLS
• 2026-03-06 Listed $250,000 Knoxville MLS
• 2026-03-06 Listed $150,000 Knoxville MLS
• 2026-02-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-01-23 Contingent — Knoxville MLS
• 2026-01-23 Listing Removed — Knoxville MLS
• 2025-10-17 Price Changed $230,000 REALTRACS as Distributed by MLS Grid
• 2025-10-17 Price Changed $230,000 Knoxville MLS
• 2025-09-09 Price Changed $240,000 REALTRACS as Distributed by MLS Grid
• 2025-09-09 Price Changed $240,000 Knoxville MLS
• 2025-08-26 Price Changed $245,000 REALTRACS as Distributed by MLS Grid
• 2025-08-26 Price Changed $245,000 Knoxville MLS
• 2025-08-07 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2025-08-07 Listed $250,000 Knoxville MLS
• 2025-07-30 Listing Removed — Knoxville MLS
• 2025-06-24 Price Changed $254,900 Knoxville MLS
• 2025-05-01 Listed $259,900 Knoxville MLS
• 2013-07-29 Sold (Public Records) $79,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $556 · +13.9% YoY. Source: county tax records.