84 Carter St · Maury City, TN 38001

$120,000

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 146 Days on market

Built 1959 0.31 ac lot $78/sqft · 36% below area Est $152k · 21% under ↓ 4% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 2-Bedroom Home with Den and Hardwood Floors - 84 Carter St, Maury City, TN Welcome to this charming and spacious 2-bedroom, 1-bath home in the heart of Maury City, offering the perfect blend of comfort and country living. Featuring beautiful hardwood floors throughout, this home also includes a large laundry room and an extra den that easily creates a second living space or home office. Situated on a long lot, there's plenty of outdoor space for gardening, entertaining, or enjoying the peaceful surroundings. With thoughtful layout, timeless finishes, and room to grow, this home offers both functionality and charm for a relaxed country lifestyle.

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $114k (5.0% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#300 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Crockett County (rural): math 31% / reading 32% proficiency, ranked #48 of 139 in TN (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 26 units permitted in Crockett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1959 — 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 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?
6. Crime grade is F 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: 0.95% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $151,859
• List price: $120,000
• Delta: -20.98%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 College St	0.14mi	3/1.0 (+1)	1,449 (-6%)	9mo	$155,000	$107	71
234 Chester St	0.33mi	3/2.0 (+1)	1,416 (-8%)	13mo	$178,000	$126	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $74,641
• Equity at exit: $108,106

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $212,424
• Equity at exit: $233,134

Cash invested: $33,600 (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 38001

• Home prices YoY: 4.1%
• Active inventory: 32
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $146

Break-even live

Break-even rent $955

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $214	-5% $180	+0% $146	+5% $112	+10% $78
Rent	-10% $56	-5% $101	+0% $146	+5% $191	+10% $236
Rate	-1.0pp $207	-0.5pp $177	base $146	+0.5pp $115	+1.0pp $84

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 146 DOM
2. 2026-06-17
   days on market $120,000 Active 145 DOM
3. 2026-06-16
   days on market $120,000 Active 144 DOM
4. 2026-06-15
   days on market $120,000 Active 143 DOM
5. 2026-06-13
   days on market $120,000 Active 141 DOM
6. 2026-06-12
   days on market $120,000 Active 140 DOM
7. 2026-06-09
   days on market $120,000 Active 137 DOM
8. 2026-06-08
   days on market $120,000 Active 136 DOM
9. 2026-06-08
   days on market $120,000 Active 135 DOM
10. 2026-06-07
    days on market $120,000 Active 134 DOM
11. 2026-06-03
    days on market $120,000 Active 131 DOM
12. 2026-06-02
    days on market $120,000 Active 130 DOM
13. 2026-06-01
    days on market $120,000 Active 129 DOM
14. 2026-05-31
    days on market $120,000 Active 128 DOM
15. 2026-05-04
    price $120,000 663-char remark

    Show marketing remark (663 chars)

    Spacious 2-Bedroom Home with Den and Hardwood Floors - 84 Carter St, Maury City, TN Welcome to this charming and spacious 2-bedroom, 1-bath home in the heart of Maury City, offering the perfect blend of comfort and country living. Featuring beautiful hardwood floors throughout, this home also includes a large laundry room and an extra den that easily creates a second living space or home office. Situated on a long lot, there's plenty of outdoor space for gardening, entertaining, or enjoying the peaceful surroundings. With thoughtful layout, timeless finishes, and room to grow, this home offers both functionality and charm for a relaxed country lifestyle.

16. 2026-05-04
    price $120,000

    Show marketing remark (663 chars)

    Spacious 2-Bedroom Home with Den and Hardwood Floors - 84 Carter St, Maury City, TN Welcome to this charming and spacious 2-bedroom, 1-bath home in the heart of Maury City, offering the perfect blend of comfort and country living. Featuring beautiful hardwood floors throughout, this home also includes a large laundry room and an extra den that easily creates a second living space or home office. Situated on a long lot, there's plenty of outdoor space for gardening, entertaining, or enjoying the peaceful surroundings. With thoughtful layout, timeless finishes, and room to grow, this home offers both functionality and charm for a relaxed country lifestyle.

17. 2026-01-23
    listed $125,000 Active

    Show marketing remark (663 chars)

    Spacious 2-Bedroom Home with Den and Hardwood Floors - 84 Carter St, Maury City, TN Welcome to this charming and spacious 2-bedroom, 1-bath home in the heart of Maury City, offering the perfect blend of comfort and country living. Featuring beautiful hardwood floors throughout, this home also includes a large laundry room and an extra den that easily creates a second living space or home office. Situated on a long lot, there's plenty of outdoor space for gardening, entertaining, or enjoying the peaceful surroundings. With thoughtful layout, timeless finishes, and room to grow, this home offers both functionality and charm for a relaxed country lifestyle.

18. 2026-01-23
    listed $125,000 Active 663-char remark

    Show marketing remark (663 chars)

    Spacious 2-Bedroom Home with Den and Hardwood Floors - 84 Carter St, Maury City, TN Welcome to this charming and spacious 2-bedroom, 1-bath home in the heart of Maury City, offering the perfect blend of comfort and country living. Featuring beautiful hardwood floors throughout, this home also includes a large laundry room and an extra den that easily creates a second living space or home office. Situated on a long lot, there's plenty of outdoor space for gardening, entertaining, or enjoying the peaceful surroundings. With thoughtful layout, timeless finishes, and room to grow, this home offers both functionality and charm for a relaxed country lifestyle.

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,682
• − Mortgage interest: −$6,722
• − Property taxes: −$902
• − Insurance: −$600
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,491
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,808/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: Crockett County
• NCES district ID: 4700850
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▲ 3.00%
• Median HH income: $36,758
• Composite: 26.19/100
• National rank: #7266
• State rank: #48 of 139 in TN

Livability — Maury City

• Score: 58/100
• State rank: #300
• US rank: #20660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maury City, TN
• City population: 425
• Population (ZIP): 4,208

Population outlook (Crockett County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,812 · +0.1%
• By 2040: 14,811 · +0.1%
• By 2050: 14,809 · +0.1%
• By 2075: 15,405 · +4.1%
• By 2100: 16,200 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% German/W. Germanic 0%

Political lean MEDSL · Crockett

• 2024 margin: Solid R (+58.7) · D 20.2% · R 78.9%
• 2008→2024 swing: -25.2pp toward R · 2008: -33.6pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+53.8 2016: R+49.7 2012: R+38.4 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.64%
• Current HPI: 269.6156
• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $120,000 CWTAR
• 2026-05-04 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-01-23 Listed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-01-23 Listed $125,000 CWTAR

Property tax history

+4.3%/yr

Latest (2025): $902 · +10.1% YoY. Source: county tax records.