6 Lakeshore Ct #101 · Fairfield Glade, TN 38558

$149,900

2 bd · 2.0 ba · 1,779 sqft · Townhouse public records · 9 Days on market

Built 2006 $140/mo HOA · 8% of rent ↓ 37% 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Being Sold AS-IS bring all offers. Investors, don't miss this opportunity to own a great rental property or with some minor cosmetic repairs this property makes for a great flip. Its also in good enough shape to make for a live and flip. The opportunities are endless

Key facts

• $140 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Directions: From I-40 take highway 101 until you reach 6 Lakeshore Drive; the property is on the right.
• Financial info:
• HOA & community: Condominium with an HOA; HOA fee $140 per month; One-time association fee $7,000; Pets allowed

Exterior

• Parking: 2 open parking spaces (total parking 2, no covered spaces)
• Security:
• Utilities: Public water; Public sewer; Water available
• Home design: Attached townhouse; One level
• Construction: Vinyl siding; Existing construction
• Exterior features: In-ground private pool; Public water available; Public sewer

Interior

• Kitchen: Electric oven
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Electric oven; Carpet flooring; Central heating; Central air
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.7% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crab Orchard Elementary (math 24% / reading 25%, grade F, #546 of 952 statewide, top 61%, 458 students, 0% FRL); Stone Memorial High School (math 19% / reading 45%, grade F, #56 of 332 statewide, top 20%, 1,031 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 596 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $149,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.23% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.22×
• Total profit: $9,086
• Equity at exit: $28,731

10-year hold

• IRR: 13.1%
• Equity multiple: 2.16×
• Total profit: $48,569
• Equity at exit: $24,191

Cash invested: $41,972 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 596
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$62
• HOA: −$140
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $429

Break-even live

Break-even rent $1,306

Max offer price $149,900

Occupancy floor 72%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 13 events

1. 2026-06-07
   statusdays on market $149,900 Pending 9 DOM
2. 2026-06-03
   days on market $149,900 Active 8 DOM
3. 2026-06-02
   days on market $149,900 Active 7 DOM
4. 2026-06-01
   days on market $149,900 Active 6 DOM
5. 2026-05-31
   days on market $149,900 Active 5 DOM
6. 2026-05-27
   listed $149,900 Active
7. 2026-05-20
   historical
8. 2026-05-07
   price $218,000
9. 2026-04-29
   price $223,000
10. 2026-04-23
    price $226,000
11. 2026-04-15
    price $229,000
12. 2026-04-08
    price $234,000
13. 2026-04-01
    listed $239,000 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: $515 · $43/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$549/yr (+$46/mo · 106.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,191
• − Mortgage interest: −$8,397
• − Property taxes: −$515
• − Insurance: −$750
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$1,680
• − Depreciation: −$4,361
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $4,448/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

-37.3% since first listed

8 events — show timeline

• 2026-05-27 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-07 Price Changed $218,000 REALTRACS as Distributed by MLS Grid
• 2026-04-29 Price Changed $223,000 REALTRACS as Distributed by MLS Grid
• 2026-04-23 Price Changed $226,000 REALTRACS as Distributed by MLS Grid
• 2026-04-15 Price Changed $229,000 REALTRACS as Distributed by MLS Grid
• 2026-04-08 Price Changed $234,000 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listed $239,000 REALTRACS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $515 · +0.0% YoY. Source: county tax records.