224 Bible Grove Rd · Chesterfield, TN 38351

$92,900

3 bd · 3.0 ba · 2,276 sqft · SingleFamily public records · 275 Days on market

Built 1970 1.00 ac lot ↓ 45% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your hammer and your visions!! Host all your gatherings. .. 2276 sq ft. .. 3 bedroom/2 bath brick home w/ large kitchen and family room sits on 1 acre m/l. . Listed for $92,900. Sold As-Is, Where-Is, Cash or Bank Loan only. . Call today for your showing.

Key facts

• 1 acre lot
• 4 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Henderson County (rural): math 32% / reading 32% proficiency, ranked #41 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 158 active listings in the ZIP; 27 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $642 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henderson County population projected at -11% 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $77k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 1970 — 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: 1.43% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.13%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $12,736
• Equity at exit: $13,852

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $46,878
• Equity at exit: $8,032

Cash invested: $26,012 (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 38351

• Home prices YoY: -10.8%
• Active inventory: 158
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $436

Break-even live

Break-even rent $774

Max offer price $92,900

Occupancy floor 62%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   price $92,900
3. 2026-03-05
   price $99,900
4. 2026-02-12
   price $110,000
5. 2026-01-30
   price $119,900
6. 2026-01-27
   price $119,950
7. 2026-01-19
   status Active
8. 2026-01-19
   status Pending
9. 2025-12-03
   price $129,900
10. 2025-10-24
    price $139,900
11. 2025-09-26
    price $149,900
12. 2025-08-22
    price $159,900
13. 2025-07-16
    listed $169,900 Active

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,026 · $86/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 4/10 Moderate
• 🌡 Heat 5/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,914
• − Mortgage interest: −$5,204
• − Property taxes: −$1,026
• − Insurance: −$464
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,703
• Taxable income: $3,971
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,283/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: Henderson County
• NCES district ID: 4701800
• Math proficiency: 32% ▼ -19.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $39,119
• Composite: 26.83/100
• National rank: #7114
• State rank: #41 of 139 in TN

Livability — Chesterfield

• Score: 64/100
• State rank: #170
• US rank: #14501

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: Chesterfield, TN
• Population (ZIP): 17,958

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 28,057 people
• By 2030: 27,730 · -1.2%
• By 2040: 26,664 · -5.0%
• By 2050: 25,081 · -10.6%
• By 2075: 20,747 · -26.1%
• By 2100: 15,603 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 10% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+67.9) · D 15.8% · R 83.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -42.9pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.1 2016: R+62.1 2012: R+48.8 2008: R+42.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.82%
• Current HPI: 297.0387
• 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

-45.3% since first listed

13 events — show timeline

• 2026-04-17 Pending — CWTAR
• 2026-04-07 Price Changed $92,900 CWTAR
• 2026-03-05 Price Changed $99,900 CWTAR
• 2026-02-12 Price Changed $110,000 CWTAR
• 2026-01-30 Price Changed $119,900 CWTAR
• 2026-01-27 Price Changed $119,950 CWTAR
• 2026-01-19 Relisted — CWTAR
• 2026-01-19 Pending — CWTAR
• 2025-12-03 Price Changed $129,900 CWTAR
• 2025-10-24 Price Changed $139,900 CWTAR
• 2025-09-26 Price Changed $149,900 CWTAR
• 2025-08-22 Price Changed $159,900 CWTAR
• 2025-07-16 Listed $169,900 CWTAR

Property tax history

+2.9%/yr

Latest (2025): $1,026 · +0.0% YoY. Source: county tax records.