1002 Mccaslin Ave Unit 023G C 014.01 · Sweetwater, TN 37874

$225,000

2 bd · 2.0 ba · 1,511 sqft · SingleFamily · 3 Days on market

Built 1920 Fair condition 0.86 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the heart of Sweetwater! This spacious home offers plenty of room to grow and is full of potential for its next owners. Featuring 2 bedrooms, 2 full bathrooms, and a large bonus room that provides flexible space for a second living area, playroom, home office, hobby room, or entertainment space, this property is an excellent option for first-time buyers, investors, or anyone looking to make a home their own over time. Inside, you'll find generous living spaces, an eat-in kitchen, a large laundry room, walk-in closets, and a welcoming front porch perfect for enjoying your morning coffee or relaxing in the evenings. The home's septic system has been recently updated, pro

Key facts

• 0.86 acre lot
• Built 1920
• Listed 3 days

Property features AI

Finance

• Other: Lot size about 0.86 acre (tax records)
• Financial info: Details not specified
• HOA & community: Details not specified

Exterior

• Parking: Off-street parking
• Security: Details not specified
• Utilities: Septic sewer
• Home design: Single-family, not attached; 1,511 building area (owner reported)
• Construction: Block construction; Crawl space basement
• Exterior features: Vinyl windows; Corner lot; City view

Interior

• Kitchen: Refrigerator included
• Bedrooms: Details not specified
• Flooring: Laminate; Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and natural gas heating; Central cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; 8 total rooms
• Laundry & utility: Details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.5% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Elementary (math 40% / reading 35%, grade F, #269 of 952 statewide, top 28%, 299 students, 0% FRL); Sweetwater Jr High School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 322 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $225,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.5

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,919
• Equity at exit: $33,548

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $25,643
• Equity at exit: $19,454

Cash invested: $63,000 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $416

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 78%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	23d	1	0.81mi

Listing history 5 events

1. 2026-06-18
   days on market $225,000 Active 3 DOM
2. 2026-06-17
   days on market $225,000 Active 2 DOM
3. 2026-06-15
   status $225,000 Active 1 DOM
4. 2026-06-14
   remarks 699-char remark
5. 2026-06-14
   listed $225,000 Coming Soon 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,545
• Taxable income: $1,501
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $4,633/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires significant repairs and updates across multiple systems and areas, making it a moderate renovation project. Improvements in paint, kitchen, flooring, windows, HVAC, and landscaping can significantly increase its value.

Repairs flagged

• Major Kitchen — No photos of the kitchen
• Major Bathrooms — No photos of the bathrooms
• Major Roof — No photos of the roof
• Major Exterior — No photos of the exterior
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Windows — No photos of the windows
• Major Foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace kitchen cabinets and appliances — A modern kitchen can attract more buyers and renters
• Both Install new flooring in bathrooms and kitchen — New flooring can improve the home's overall appearance and functionality
• Both Replace windows with energy-efficient ones — New windows can improve energy efficiency and curb appeal
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained yard can enhance the home's curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms	Major	$15,000–50,000
Roof · No photos of the roof	Major	$15,000–50,000
Exterior · No photos of the exterior	Major	$15,000–50,000
Flooring · No photos of the flooring	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
Windows · No photos of the windows	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace kitchen cabinets and appliances — A modern kitchen can attract more buyers and renters ↑
• Both Install new flooring in bathrooms and kitchen — New flooring can improve the home's overall appearance and functionality ↑
• Both Replace windows with energy-efficient ones — New windows can improve energy efficiency and curb appeal ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained yard can enhance the home's curb appeal and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

1 event — show timeline

• 2026-06-13 Coming Soon $225,000 Knoxville MLS