60 White Oak Dr · Big Sandy, TN 38221

$82,500

2 bd · 2.0 ba · 1,200 sqft · Other · 174 Days on market

Built 1982 1.16 ac lot ↓ 17% 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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Discover the perfect blend of privacy and adventure in this beautifully updated 2-bedroom, 2-bath retreat, located just a few minutes' walk from the water. Step inside to find a home that feels like new, featuring brand-new flooring, modern plumbing, and energy-efficient windows throughout. The heart of this home is designed for the outdoors, boasting a massive deck perfect for morning coffee or sunset dinners under the stars. Situated on a beautiful lot, the home is encased by a mature canopy of hardwoods along the property edge, providing a natural privacy screen and a serene woodland feel. Calling all boaters! The property includes a huge detached carport specifically designed to house y

Key facts

• Detached carport
• Massive deck
• Full-length driveway

Tags

• MASSIVE DECK
• DETACHED CARPORT
• FULL-LENGTH DRIVEWAY

Property features AI

Finance

• HOA & community: HOA present with annual association fee; Pets allowed

Exterior

• Parking: 12 total parking spaces; 4 covered spaces; 4-car carport; Detached parking; Circular driveway; Driveway; Parking pad; 8 open parking spaces
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Residential modular home; One level; Renovated
• Construction: Aluminum siding; Aluminum roof; Block foundation; Originally built earlier, renovated
• Exterior features: Deck; Porch; Boat slip; Cleared, level, low and rolling slope areas; Wooded areas; Views

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Laminate; Tile; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Central air; Ceiling fans for cooling; Electric cooling; Other cooling
• Interior features: Built-in features; Ceiling fans; Extra closets; Open floor plan; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Elementary (473 students, 0% FRL); Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($570 loan paydown + $5k appreciation (6.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.67×
• Total profit: $38,594
• Equity at exit: $51,680

10-year hold

• IRR: 23.9%
• Equity multiple: 5.41×
• Total profit: $101,905
• Equity at exit: $93,560

Cash invested: $23,100 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $234

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 72%

Sensitivity live

Price	-10% $291	-5% $263	+0% $234	+5% $206	+10% $177
Rent	-10% $154	-5% $194	+0% $234	+5% $275	+10% $315
Rate	-1.0pp $276	-0.5pp $255	base $234	+0.5pp $213	+1.0pp $191

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $82,500 Active 174 DOM
2. 2026-06-18
   days on market $82,500 Active 172 DOM
3. 2026-06-17
   days on market $82,500 Active 171 DOM
4. 2026-06-16
   days on market $82,500 Active 170 DOM
5. 2026-06-15
   days on market $82,500 Active 169 DOM
6. 2026-06-13
   days on market $82,500 Active 167 DOM
7. 2026-06-12
   days on market $82,500 Active 166 DOM
8. 2026-06-09
   days on market $82,500 Active 163 DOM
9. 2026-06-08
   days on market $82,500 Active 162 DOM
10. 2026-06-08
    days on market $82,500 Active 161 DOM
11. 2026-06-07
    days on market $82,500 Active 160 DOM
12. 2026-06-04
    days on market $82,500 Active 157 DOM
13. 2026-06-03
    days on market $82,500 Active 156 DOM
14. 2026-06-01
    days on market $82,500 Active 155 DOM
15. 2026-05-31
    days on market $82,500 Active 154 DOM
16. 2026-05-16
    price $82,500
17. 2026-03-29
    price $87,900
18. 2026-02-26
    price $92,000
19. 2025-12-28
    listed $95,000 Active
20. 2025-12-06
    historical
21. 2025-11-26
    price $89,000
22. 2025-10-12
    price $94,000
23. 2025-09-28
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,221
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,400
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,431/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Big Sandy

• Score: 58/100
• State rank: #315
• US rank: #21412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,046

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 230.2855
• 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

-16.7% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $82,500 REALTRACS as Distributed by MLS Grid
• 2026-03-29 Price Changed $87,900 REALTRACS as Distributed by MLS Grid
• 2026-02-26 Price Changed $92,000 REALTRACS as Distributed by MLS Grid
• 2025-12-28 Listed $95,000 REALTRACS as Distributed by MLS Grid
• 2025-12-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-26 Price Changed $89,000 REALTRACS as Distributed by MLS Grid
• 2025-10-12 Price Changed $94,000 REALTRACS as Distributed by MLS Grid
• 2025-09-28 Listed $99,000 REALTRACS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $58 · -29.3% YoY. Source: county tax records.