10182 Hopewell Rd · Baxter, TN 38582

$99,929

2 bd · 1.0 ba · 2,374 sqft · SingleFamily public records · 14 Days on market

Built 1935 0.80 ac lot $42/sqft · 61% below area Est $152k · 34% 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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

Key facts

• 0.8 acre lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% vs local median 1.8% in Baxter — 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 66/100 on livability (#131 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,929

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 1.07% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $152,403
• List price: $99,929
• Delta: -34.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 3.50×
• Total profit: $69,815
• Equity at exit: $90,024

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $193,391
• Equity at exit: $194,140

Cash invested: $27,980 (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 38582

• Home prices YoY: 3.4%
• Active inventory: 46
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $242

Break-even live

Break-even rent $767

Max offer price $99,929

Occupancy floor 72%

Sensitivity live

Price	-10% $299	-5% $271	+0% $242	+5% $214	+10% $186
Rent	-10% $157	-5% $200	+0% $242	+5% $285	+10% $327
Rate	-1.0pp $293	-0.5pp $268	base $242	+0.5pp $216	+1.0pp $190

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: $24,982
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-12
   status Pending 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

2. 2026-05-12
   status Pending 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

3. 2026-05-12
   status Pending

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

4. 2026-05-08
   status Active 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

5. 2026-05-07
   status Active

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

6. 2026-05-07
   status Active 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

7. 2026-04-29
   status Pending 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

8. 2026-04-29
   status Pending

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

9. 2026-04-24
   historical Active Under Contract 789-char remark

   Show marketing remark (789 chars)

   BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

10. 2026-04-24
    historical Active Under Contract 789-char remark

    Show marketing remark (789 chars)

    BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

11. 2026-04-24
    historical Pending - Continue to Show

    Show marketing remark (789 chars)

    BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

12. 2026-04-20
    listed $99,929 Active 789-char remark

    Show marketing remark (789 chars)

    BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

13. 2026-04-20
    listed $99,929 Active 789-char remark

    Show marketing remark (789 chars)

    BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

14. 2026-04-20
    listed $99,929 Active

    Show marketing remark (789 chars)

    BACK ACTIVE AT NO FAULT OF THE SELLER!! Unique opportunity at hand - land, detached garage, and residence under 100k! Main level offers 2 bedrooms, 2 full bathrooms, a spacious living room, combination kitchen/dining room, and a full utility space with pantry! The upper level is a converted attic space with two distinct spaces. This previous residence is located on 0.8 cleared and level acres with mature trees and plenty of space for a garden or room to stretch out. TWO-CAR DETACHED GARAGE. Selling as-is, seller to make no repairs. Cash or Conventional. Vehicles, tractor, couch in living room and minimal personal items will not convey - other items to remain. Move into an affordable housing option, renovate and flip, or demo and build your dream home - possibilities are endless!

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$226/yr (+$19/mo · 46.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,883
• − Mortgage interest: −$5,598
• − Property taxes: −$483
• − Insurance: −$500
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,907
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,586/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Baxter

• Score: 66/100
• State rank: #131
• US rank: #12008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,982

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 3% Iranian 3% Slovak 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.29%
• Current HPI: 315.289
• 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

+0.0% since first listed

14 events — show timeline

• 2026-05-12 Pending — UCMLS
• 2026-05-12 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-12 Pending — Knoxville MLS
• 2026-05-08 Relisted — UCMLS
• 2026-05-07 Relisted — Knoxville MLS
• 2026-05-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-29 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-29 Pending — Knoxville MLS
• 2026-04-24 Contingent — UCMLS
• 2026-04-24 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-24 Contingent — Knoxville MLS
• 2026-04-20 Listed $99,929 UCMLS
• 2026-04-20 Listed $99,929 REALTRACS as Distributed by MLS Grid
• 2026-04-20 Listed $99,929 Knoxville MLS

Property tax history

+2.7%/yr

Latest (2025): $483 · +0.0% YoY. Source: county tax records.