118 Schrader Rd · Palmersville, TN 42079

$132,500

3 bd · 2.5 ba · 1,590 sqft · SingleFamily public records · 69 Days on market

Built 1973 2.09 ac lot ↓ 52% since listing

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Why this score? — see what drove the C- 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 +14.8/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great cabin with 2 bedrooms and 2 baths on 2 acres at the end of a dead end road. Home features a large covered front porch, a living area that has vaulted wood ceilings, brick wood burning fireplace, and wood floors. Upstairs loft overlooking living area offers bonus space. HUGE 100'x24' pole barn, concrete floors with 4 bays with doors, tractor/equipment storage and workshop with bath.

Key facts

• Covered front porch
• Upstairs loft
• Pole barn

Tags

• COVERED FRONT PORCH
• VAULTED WOOD CEILINGS
• BRICK WOOD BURNING FIREPLACE
• WOOD FLOORS
• UPSTAIRS LOFT
• POLE BARN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $36 ($431/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (10.4% below list).
• Recommended offer: $119k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sedalia Elementary School (math 50% / reading 53%, grade C-, #91 of 676 statewide, top 14%, 364 students, 55% FRL); Graves County Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 621 students, 53% FRL); Graves County High School (math 35% / reading 40%, grade F, #57 of 254 statewide, top 22%, 1,096 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($916 loan paydown + $7k appreciation (5.7% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $118,664 (10.4% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.02×
• Total profit: $37,783
• Equity at exit: $80,346

10-year hold

• IRR: 15.7%
• Equity multiple: 3.97×
• Total profit: $110,153
• Equity at exit: $143,224

Cash invested: $37,100 (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 42079

• Home prices YoY: 2.3%
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $36

Break-even live

Break-even rent $1,141

Max offer price $132,500

Occupancy floor 92%

Sensitivity live

Price	-10% $111	-5% $73	+0% $36	+5% $-2	+10% $-39
Rent	-10% $-58	-5% $-11	+0% $36	+5% $83	+10% $130
Rate	-1.0pp $103	-0.5pp $70	base $36	+0.5pp $2	+1.0pp $-33

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $132,500 Active 69 DOM
2. 2026-06-19
   days on market $132,500 Active 67 DOM
3. 2026-06-18
   days on market $132,500 Active 66 DOM
4. 2026-06-17
   days on market $132,500 Active 65 DOM
5. 2026-06-16
   days on market $132,500 Active 64 DOM
6. 2026-06-15
   days on market $132,500 Active 63 DOM
7. 2026-06-14
   days on market $132,500 Active 61 DOM
8. 2026-06-12
   days on market $132,500 Active 60 DOM
9. 2026-06-09
   days on market $132,500 Active 57 DOM
10. 2026-06-08
    days on market $132,500 Active 56 DOM
11. 2026-06-07
    days on market $132,500 Active 55 DOM
12. 2026-06-05
    days on market $132,500 Active 52 DOM
13. 2026-06-02
    days on market $132,500 Active 50 DOM
14. 2026-06-01
    days on market $132,500 Active 49 DOM
15. 2026-05-31
    days on market $132,500 Active 48 DOM
16. 2026-05-30
    days on market $132,500 Active 47 DOM
17. 2026-04-13
    listed $142,500 Active 390-char remark

    Show marketing remark (390 chars)

    Great cabin with 2 bedrooms and 2 baths on 2 acres at the end of a dead end road. Home features a large covered front porch, a living area that has vaulted wood ceilings, brick wood burning fireplace, and wood floors. Upstairs loft overlooking living area offers bonus space. HUGE 100'x24' pole barn, concrete floors with 4 bays with doors, tractor/equipment storage and workshop with bath.

18. 2024-04-30
    soldstatus $223,000
19. 2024-04-23
    soldstatus $223,000 Closed 714-char remark

    Show marketing remark (714 chars)

    Multi-offer- seller pd closing DELIGHTFUL COUNTRY CABIN on a dead end road with forever views from the large covered front porch looking toward the Kentucky Nature Preserves! Ideal for hunting cabin or year round country living! Living area has 20 foot vaulted wood ceilings, soaring brick wood burning fireplace, refinished original wood floors, newly renovated kitchen and all replaced appliances. Upstairs loft overlooking living area offers bonus space and one more bedroom and bath upstairs. HUGE 100'x24' pole barn, concrete floors with 4 bays with doors, tractor/equipment storage and BONUS 2 br/1 bath apartment with kitchen and bath and upstairs bonus space, ready for renovation and convenient guest use!

20. 2024-03-12
    price $215,000 714-char remark

    Show marketing remark (714 chars)

    Multi-offer- seller pd closing DELIGHTFUL COUNTRY CABIN on a dead end road with forever views from the large covered front porch looking toward the Kentucky Nature Preserves! Ideal for hunting cabin or year round country living! Living area has 20 foot vaulted wood ceilings, soaring brick wood burning fireplace, refinished original wood floors, newly renovated kitchen and all replaced appliances. Upstairs loft overlooking living area offers bonus space and one more bedroom and bath upstairs. HUGE 100'x24' pole barn, concrete floors with 4 bays with doors, tractor/equipment storage and BONUS 2 br/1 bath apartment with kitchen and bath and upstairs bonus space, ready for renovation and convenient guest use!

21. 2024-03-05
    listed $230,000 Active 714-char remark

    Show marketing remark (714 chars)

    Multi-offer- seller pd closing DELIGHTFUL COUNTRY CABIN on a dead end road with forever views from the large covered front porch looking toward the Kentucky Nature Preserves! Ideal for hunting cabin or year round country living! Living area has 20 foot vaulted wood ceilings, soaring brick wood burning fireplace, refinished original wood floors, newly renovated kitchen and all replaced appliances. Upstairs loft overlooking living area offers bonus space and one more bedroom and bath upstairs. HUGE 100'x24' pole barn, concrete floors with 4 bays with doors, tractor/equipment storage and BONUS 2 br/1 bath apartment with kitchen and bath and upstairs bonus space, ready for renovation and convenient guest use!

22. 2022-10-20
    soldstatus $110,000
23. 2022-10-11
    soldstatus $110,000 Closed
24. 2022-08-24
    listed $125,000 Active
25. 2016-08-15
    soldstatus $72,500
26. 2008-10-24
    soldstatus $700,000
27. 2007-05-31
    soldstatus $300,000

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,240
• − Mortgage interest: −$7,422
• − Property taxes: −$1,817
• − Insurance: −$662
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,855
• Taxable loss: −$1,795
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $862/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Palmersville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,446

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 8% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 255.4366
• 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

-52.5% since first listed

11 events — show timeline

• 2026-04-13 Listed $142,500 WKRMLS
• 2024-04-30 Sold (Public Records) $223,000 Public Records
• 2024-04-23 Sold (MLS) $223,000 WKRMLS
• 2024-03-12 Price Changed $215,000 WKRMLS
• 2024-03-05 Listed $230,000 WKRMLS
• 2022-10-20 Sold (Public Records) $110,000 Public Records
• 2022-10-11 Sold (MLS) $110,000 WKRMLS
• 2022-08-24 Listed $125,000 WKRMLS
• 2016-08-15 Sold (Public Records) $72,500 Public Records
• 2008-10-24 Sold (Public Records) $700,000 Public Records
• 2007-05-31 Sold (Public Records) $300,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,817 · +232.8% YoY. Source: county tax records.