668 Cook St · Lexington, TN 38351

$84,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 28 Days on market

Built 1964 0.65 ac lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home with large fenced in yard for privacy & room to run or play, open floor plan, easy to maintain vinyl home.

Key facts

• 0.65 acre lot
• 4 parking spots
• Built 1964

Property features AI

Exterior

• Parking: 4 parking spaces total; 1-car carport; Gravel parking
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas connected; Natural gas available
• Home design: Single-family residence; One story; One level entry
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Rain gutters

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Electric cooling components
• Interior features: Ceiling fan(s); Eat-in kitchen; Laminate counters
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.7% in Lexington — 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 67/100 on livability (#96 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, schools F, amenities F.
• Lexington (town): math 31% / reading 26% proficiency, ranked #68 of 139 in TN (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 160 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 $587 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.7

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $5,592
• Equity at exit: $12,659

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $29,736
• Equity at exit: $7,341

Cash invested: $23,772 (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: 160
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $304

Break-even live

Break-even rent $674

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $352	-5% $328	+0% $304	+5% $280	+10% $256
Rent	-10% $220	-5% $262	+0% $304	+5% $346	+10% $388
Rate	-1.0pp $347	-0.5pp $326	base $304	+0.5pp $282	+1.0pp $260

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $84,900 Active 28 DOM
2. 2026-06-18
   days on market $84,900 Active 26 DOM
3. 2026-06-17
   days on market $84,900 Active 25 DOM
4. 2026-06-16
   days on market $84,900 Active 24 DOM
5. 2026-06-15
   days on market $84,900 Active 23 DOM
6. 2026-06-13
   days on market $84,900 Active 21 DOM
7. 2026-06-12
   days on market $84,900 Active 20 DOM
8. 2026-06-09
   days on market $84,900 Active 17 DOM
9. 2026-06-08
   days on market $84,900 Active 16 DOM
10. 2026-06-08
    days on market $84,900 Active 15 DOM
11. 2026-06-07
    days on market $84,900 Active 14 DOM
12. 2026-06-04
    status $84,900 Active 11 DOM
13. 2026-05-18
    listed $84,900 Active
14. 2020-11-13
    soldstatus $83,000
15. 2020-11-02
    soldstatus $83,000
16. 2020-10-29
    soldstatus $83,500 127-char remark

    Show marketing remark (127 chars)

    3 bedroom home with large fenced in yard for privacy & room to run or play, open floor plan, easy to maintain vinyl home.

17. 2020-08-25
    listed $79,900 127-char remark

    Show marketing remark (127 chars)

    3 bedroom home with large fenced in yard for privacy & room to run or play, open floor plan, easy to maintain vinyl home.

18. 2016-11-23
    soldstatus $66,000
19. 2016-11-18
    soldstatus $65,900 199-char remark

    Show marketing remark (199 chars)

    Unlease yourself!! Completely remodeled floor to ceiling less than a year ago from CH/A, roof, appliances, cabinets, and counter-tops. New privacy fenced back yard. Convenient location just off 22 S.

20. 2016-08-12
    listed $65,999 199-char remark

    Show marketing remark (199 chars)

    Unlease yourself!! Completely remodeled floor to ceiling less than a year ago from CH/A, roof, appliances, cabinets, and counter-tops. New privacy fenced back yard. Convenient location just off 22 S.

21. 2015-09-11
    soldstatus $56,500
22. 2015-09-10
    soldstatus $56,500
23. 2015-06-22
    listed $59,900
24. 2014-04-21
    soldstatus $55,500
25. 2014-04-15
    soldstatus $55,500
26. 2013-08-30
    listed $57,900
27. 2001-03-26
    soldstatus $19,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $622 · $52/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $12,706
• − Mortgage interest: −$4,756
• − Property taxes: −$622
• − Insurance: −$424
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,470
• Taxable income: $2,401
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,073/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: Lexington
• NCES district ID: 4702460
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $40,428
• Composite: 24.08/100
• National rank: #7758
• State rank: #68 of 139 in TN

Livability — Lexington

• Score: 67/100
• State rank: #96
• US rank: #10272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, TN
• City population: 17,958
• 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

+346.8% since first listed

15 events — show timeline

• 2026-05-18 Listed $84,900 CWTAR
• 2020-11-13 Sold (Public Records) $83,000 Public Records
• 2020-11-02 Sold (Public Records) $83,000 Public Records
• 2020-10-29 Sold (MLS) $83,500 CWTAR
• 2020-08-25 Listed $79,900 CWTAR
• 2016-11-23 Sold (Public Records) $66,000 Public Records
• 2016-11-18 Sold (MLS) $65,900 CWTAR
• 2016-08-12 Listed $65,999 CWTAR
• 2015-09-11 Sold (Public Records) $56,500 Public Records
• 2015-09-10 Sold (MLS) $56,500 CWTAR
• 2015-06-22 Listed $59,900 CWTAR
• 2014-04-21 Sold (Public Records) $55,500 Public Records
• 2014-04-15 Sold (MLS) $55,500 CWTAR
• 2013-08-30 Listed $57,900 CWTAR
• 2001-03-26 Sold (Public Records) $19,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $622 · +0.0% YoY. Source: county tax records.