225 Washington College Sta · Telford, TN 37681

$205,500

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 60 Days on market

Built 1955 1.71 ac lot Est $223k · 8% under

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Why this score? — see what drove the D+ 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 +11.6/30.0
• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• DSCR +3.4/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• 1% rule +2.1/10.0

Listing remarks

This charming Limestone cottage offers cozy country living on just over 1.7 acres. Only a short drive from historic Jonesborough and everyday conveniences. Recent updates include a new roof, gutters, and double pane windows. Plus, hardwood floors in the main areas and easy-care vinyl in the kitchen, bath, and laundry, make this home feel move in ready. Inside, you'll appreciate the simple, open layout, cozy bedrooms, and a heated sunroom that's perfect for morning coffee or unwinding with peaceful views. Outside, enjoy a covered front porch, gently rolling yard, and useful outbuilding for storage. You're close to Jonesborough parks, local shops, and seasonal events, with nearby outdoor dest

Key facts

• Covered front porch
• Limestone cottage
• Heated sunroom

Tags

• LIMESTONE COTTAGE
• NEW ROOF
• DOUBLE PANE WINDOWS
• HARDWOOD FLOORS
• HEATED SUNROOM
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; House; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered front porch; Porch; Outbuilding; Level to rolling slope terrain

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Propane heating; Fireplace heating; Has cooling
• Interior features: Laminate counters; Double pane windows; Gas log fireplace; Has basement with dirt floor and interior entry; 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (29.4% below list).
• Recommended offer: $145k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Telford — 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 47/100 on livability (#422 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West View School (math 11% / reading 23%, grade F, #709 of 952 statewide, top 77%, 311 students, 0% FRL); Jonesborough Middle School (math 27% / reading 25%, grade F, #144 of 333 statewide, top 44%, 416 students, 0% FRL); David Crockett High School (math 25% / reading 39%, grade F, #56 of 332 statewide, top 20%, 1,181 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $206k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $223,020
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Washington College Station Rd	0.06mi	3/1.0 (+1)	1,008 (+7%)	5mo	$238,000	$236	77

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: 23.3%
• Equity multiple: 2.87×
• Total profit: $107,861
• Equity at exit: $185,131

10-year hold

• IRR: 20.8%
• Equity multiple: 6.57×
• Total profit: $320,523
• Equity at exit: $399,241

Cash invested: $57,540 (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 37681

• Home prices YoY: 4.7%
• Active inventory: 59
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$1,078
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-62

Break-even live

Break-even rent $1,529

Max offer price $194,540

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-4	+0% $-62	+5% $-120	+10% $-178
Rent	-10% $-177	-5% $-119	+0% $-62	+5% $-5	+10% $53
Rate	-1.0pp $41	-0.5pp $-10	base $-62	+0.5pp $-115	+1.0pp $-169

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: $51,375
• Closing costs: $6,165
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Adams and Corby Rd Unit 24 Limestone, TN	2.0	1.5	1077	$1,450	$1.35	22d	1	1.27mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $205,500 Pending 60 DOM
2. 2026-06-14
   days on market $205,500 Active 59 DOM
3. 2026-06-13
   days on market $205,500 Active 58 DOM
4. 2026-06-10
   days on market $205,500 Active 56 DOM
5. 2026-06-09
   days on market $205,500 Active 55 DOM
6. 2026-06-08
   days on market $205,500 Active 54 DOM
7. 2026-06-07
   days on market $205,500 Active 53 DOM
8. 2026-06-05
   days on market $205,500 Active 50 DOM
9. 2026-06-02
   days on market $205,500 Active 48 DOM
10. 2026-06-01
    days on market $205,500 Active 47 DOM
11. 2026-05-31
    days on market $205,500 Active 46 DOM
12. 2026-05-30
    days on market $205,500 Active 45 DOM
13. 2026-05-22
    price $205,500
14. 2026-04-15
    listed $214,000 Active
15. 2013-06-25
    soldstatus $75,000
16. 2000-08-15
    soldstatus $57,200
17. 1995-09-15
    soldstatus $35,100

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: +$928/yr (+$77/mo · 174.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$11,511
• − Property taxes: −$531
• − Insurance: −$1,028
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,978
• Taxable loss: −$4,432
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $319/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Telford

• Score: 47/100
• State rank: #422
• US rank: #26284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,720
• Population (ZIP): 6,031

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.43%
• Current HPI: 296.7409
• 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

+485.5% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $205,500 TVRMLS
• 2026-04-15 Listed $214,000 TVRMLS
• 2013-06-25 Sold (Public Records) $75,000 Public Records
• 2000-08-15 Sold (Public Records) $57,200 Public Records
• 1995-09-15 Sold (Public Records) $35,100 Public Records

Property tax history

+5.9%/yr

Latest (2025): $531 · +0.0% YoY. Source: county tax records.