496 S Mcdonald Rd · McDonald, TN 37353

$110,000

2 bd · 1.5 ba · 1,283 sqft · SingleFamily public records · 30 Days on market

Built 1955 $86/sqft · 55% 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Appreciation +3.8/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this Investor special in McDonald, TN! This property is full of potential and ready for your vision. Perfect opportunity for a renovation project, fix-and-flip, or rental investment. Situated on a spacious lot with mature trees, this home offers a solid layout and plenty of upside for the right buyer. Property will need updates and repairs, but priced accordingly with room to build equity. Convenient location with easy access to Cleveland and surrounding areas. Sold as-is.

Key facts

• Easy access
• Spacious lot
• Solid layout

Tags

• RENOVATION PROJECT
• SPACIOUS LOT
• MATURE TREES
• SOLID LAYOUT
• CONVENIENT LOCATION
• EASY ACCESS

Property features AI

Finance

• Other: Lot dimensions approximately 147 x 170 x 130 x 149 feet; Lot size about 0.51 acres

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Septic tank
• Home design: Not attached to other buildings; Building area listed from tax records
• Construction: Wood siding and block construction
• Exterior features: Storage structure on property; Level lot; Views described as 'Other'

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $80 ($962/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (12.0% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bradley County (other): math 35% / reading 34% proficiency, ranked #33 of 139 in TN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Fox Elementary School (math 45% / reading 38%, grade F, #212 of 952 statewide, top 22%, 510 students, 0% FRL); Lake Forest Middle School (math 32% / reading 26%, grade F, #110 of 333 statewide, top 34%, 1,127 students, 0% FRL); Bradley Central High School (math 13% / reading 31%, grade F, #163 of 332 statewide, top 51%, 1,677 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 44 active listings in the ZIP; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,835 (12.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $246,336
• List price: $110,000
• Delta: -55.35%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
496 S Mcdonald Rd	0.00mi	2/1.5	1,283 (0%)	0mo	$75,000	$58	100
393 Sim Goodwin Rd SW	0.28mi	2/2.0	1,400 (+9%)	8mo	$350,000	$250	63
124 Old Chattanooga Ln	0.57mi	3/1.0 (+1)	1,196 (-7%)	18mo	$339,500	$284	40
884 S Mcdonald Rd	0.72mi	3/1.0 (+1)	1,124 (-12%)	20mo	$225,000	$200	22

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

Projected returns pro-forma

-2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-9,833
• Equity at exit: $19,507

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $435
• Equity at exit: $14,931

Cash invested: $30,800 (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 37353

• Home prices YoY: -0.6%
• Active inventory: 44
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $80

Break-even live

Break-even rent $867

Max offer price $110,000

Occupancy floor 87%

Sensitivity live

Price	-10% $142	-5% $111	+0% $80	+5% $49	+10% $18
Rent	-10% $4	-5% $42	+0% $80	+5% $118	+10% $157
Rate	-1.0pp $136	-0.5pp $108	base $80	+0.5pp $52	+1.0pp $23

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   price $124,900 487-char remark

   Show marketing remark (487 chars)

   Check out this Investor special in McDonald, TN! This property is full of potential and ready for your vision. Perfect opportunity for a renovation project, fix-and-flip, or rental investment. Situated on a spacious lot with mature trees, this home offers a solid layout and plenty of upside for the right buyer. Property will need updates and repairs, but priced accordingly with room to build equity. Convenient location with easy access to Cleveland and surrounding areas. Sold as-is.

2. 2026-05-04
   price $124,900 487-char remark

   Show marketing remark (487 chars)

   Check out this Investor special in McDonald, TN! This property is full of potential and ready for your vision. Perfect opportunity for a renovation project, fix-and-flip, or rental investment. Situated on a spacious lot with mature trees, this home offers a solid layout and plenty of upside for the right buyer. Property will need updates and repairs, but priced accordingly with room to build equity. Convenient location with easy access to Cleveland and surrounding areas. Sold as-is.

3. 2026-04-26
   listed $129,900 Active 487-char remark

   Show marketing remark (487 chars)

   Check out this Investor special in McDonald, TN! This property is full of potential and ready for your vision. Perfect opportunity for a renovation project, fix-and-flip, or rental investment. Situated on a spacious lot with mature trees, this home offers a solid layout and plenty of upside for the right buyer. Property will need updates and repairs, but priced accordingly with room to build equity. Convenient location with easy access to Cleveland and surrounding areas. Sold as-is.

4. 2026-04-25
   historical $129,900 487-char remark

   Show marketing remark (487 chars)

   Check out this Investor special in McDonald, TN! This property is full of potential and ready for your vision. Perfect opportunity for a renovation project, fix-and-flip, or rental investment. Situated on a spacious lot with mature trees, this home offers a solid layout and plenty of upside for the right buyer. Property will need updates and repairs, but priced accordingly with room to build equity. Convenient location with easy access to Cleveland and surrounding areas. Sold as-is.

5. 2026-04-24
   listed $129,900 Active 487-char remark
6. 2026-04-24
   listed $129,900 Active
7. 2000-05-22
   soldstatus $60,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$35/yr (+$3/mo · 4.7%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,620
• − Mortgage interest: −$6,162
• − Property taxes: −$746
• − Insurance: −$550
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$3,200
• Taxable loss: −$897
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $1,177/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: Bradley County
• NCES district ID: 4700330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,807
• Composite: 29.54/100
• National rank: #6494
• State rank: #33 of 139 in TN

Livability — McDonald

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McDonald, TN
• Population (ZIP): 4,703

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 2%
• Common ancestry: Subsaharan African 4% Serbian 3% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Russian/Polish/Slavic 7% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.37%
• Current HPI: 424.6108
• 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

+25.0% since first listed

18 events — show timeline

• 2026-06-10 Sold (MLS) $75,000 RCAOR
• 2026-06-10 Sold (MLS) $75,000 Knoxville MLS
• 2026-06-10 Sold (MLS) $75,000 REALTRACS as Distributed by MLS Grid
• 2026-06-10 Sold (MLS) $75,000 GCAR
• 2026-05-27 Pending — GCAR
• 2026-05-27 Pending — RCAOR
• 2026-05-27 Pending — Knoxville MLS
• 2026-05-19 Price Changed $110,000 RCAOR
• 2026-05-19 Price Changed $110,000 GCAR
• 2026-05-19 Price Changed $110,000 Knoxville MLS
• 2026-05-04 Price Changed $124,900 GCAR
• 2026-05-04 Price Changed $124,900 Knoxville MLS
• 2026-04-27 Listed $110,000 REALTRACS as Distributed by MLS Grid
• 2026-04-26 Listed $129,900 GCAR
• 2026-04-25 Coming Soon $129,900 GCAR
• 2026-04-24 Listed $129,900 RCAOR
• 2026-04-24 Listed $129,900 Knoxville MLS
• 2000-05-22 Sold (Public Records) $60,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $746 · +9.2% YoY. Source: county tax records.