2010 Green Rd · Madisonville, TN 37354

$135,000

2 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 92 Days on market

Built 1992 0.52 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic investment opportunity in Madisonville! This charming property sits on a spacious corner lot, boasting two bedrooms, generous living and kitchen areas - perfect for modern living. Included is a large storage shed in the corner of the property. . Don't miss out on this gem! Buyer to verify all information.

Key facts

• 0.52 acre lot
• Parking
• Built 1992

Property features AI

Finance

• Other: Seller may consider partial trade or owner financing with 50% down (per listing directions)
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Carport (1 space)
• Security: Not specified
• Utilities: Septic tank
• Home design: Detached property; 1,518 total building area (per tax records)
• Construction: Vinyl siding; Frame construction; Crawl space foundation
• Exterior features: Level lot; Country setting view

Interior

• Kitchen: Refrigerator included
• Bedrooms: Not specified
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Eat-in kitchen; Total of 5 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.9% in Madisonville — 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 63/100 on livability (#188 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Monroe County (rural): math 20% / reading 24% proficiency, ranked #106 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Madisonville Primary (563 students, 0% FRL); Madisonville Middle School (math 15% / reading 20%, grade F, #215 of 333 statewide, top 65%, 428 students, 0% FRL); Sequoyah High School (math 20% / reading 32%, grade F, #117 of 332 statewide, top 37%, 806 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 166 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.
• Current owner paid $99k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $314,226
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Smoky View Ln	0.42mi	3/2.0 (+1)	1,400 (-8%)	1mo	$350,000	$250	58
805 Jefferson Ave Ave	0.13mi	3/2.0 (+1)	1,320 (-13%)	9mo	$237,340	$180	56
106 Wind Chase Dr	0.70mi	3/2.0 (+1)	1,548 (+2%)	6mo	$320,000	$207	50
1240 Lincoln Dr	0.34mi	2/2.0	1,729 (+14%)	12mo	$192,000	$111	47
161 Uphill Dr	0.35mi	3/2.0 (+1)	1,400 (-8%)	18mo	$360,000	$257	47
117 Uphill Dr	0.47mi	3/2.0 (+1)	1,695 (+12%)	14mo	$345,000	$204	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,317
• Equity at exit: $20,129

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $10,278
• Equity at exit: $11,672

Cash invested: $37,800 (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 37354

• Home prices YoY: -20.5%
• Active inventory: 166
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $213

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $259	+0% $213	+5% $166	+10% $119
Rent	-10% $98	-5% $155	+0% $213	+5% $270	+10% $327
Rate	-1.0pp $281	-0.5pp $247	base $213	+0.5pp $178	+1.0pp $142

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 3rd St Madisonville, TN	3.0	2.0	1800	$1,450	$0.81	24d	1	1.43mi

Listing history 36 events

1. 2026-06-18
   days on market $135,000 Active 92 DOM
2. 2026-06-17
   days on market $135,000 Active 91 DOM
3. 2026-06-16
   days on market $135,000 Active 90 DOM
4. 2026-06-15
   days on market $135,000 Active 89 DOM
5. 2026-06-14
   days on market $135,000 Active 87 DOM
6. 2026-06-13
   statusdays on market $135,000 Active 86 DOM
7. 2026-06-10
   days on market $135,000 Pending - Continue to Show - Financing 84 DOM
8. 2026-06-09
   days on market $135,000 Pending - Continue to Show - Financing 83 DOM
9. 2026-06-08
   days on market $135,000 Pending - Continue to Show - Financing 82 DOM
10. 2026-06-07
    days on market $135,000 Pending - Continue to Show - Financing 81 DOM
11. 2026-06-05
    days on market $135,000 Pending - Continue to Show - Financing 78 DOM
12. 2026-06-03
    days on market $135,000 Pending - Continue to Show - Financing 77 DOM
13. 2026-06-02
    days on market $135,000 Pending - Continue to Show - Financing 76 DOM
14. 2026-06-01
    days on market $135,000 Pending - Continue to Show - Financing 75 DOM
15. 2026-05-31
    days on market $135,000 Pending - Continue to Show - Financing 74 DOM
16. 2026-05-31
    days on market $135,000 Pending - Continue to Show - Financing 73 DOM
17. 2026-03-22
    historical Pending - Continue to Show - Financing
18. 2026-03-18
    listed $135,000 Active
19. 2025-12-07
    historical Pending - Continue to Show - Financing
20. 2025-12-07
    historical
21. 2025-11-13
    price $154,900
22. 2025-09-16
    status Active
23. 2025-09-03
    status Active
24. 2025-08-06
    historical Pending - Continue to Show - Financing
25. 2025-08-06
    historical
26. 2025-07-31
    status Active
27. 2025-06-29
    historical Pending - Continue to Show - Inspection
28. 2025-06-21
    price $164,900
29. 2025-03-13
    listed $264,900 Active
30. 2024-04-11
    soldstatus $99,200 Closed 316-char remark

    Show marketing remark (316 chars)

    Fantastic investment opportunity in Madisonville! This charming property sits on a spacious corner lot, boasting two bedrooms, generous living and kitchen areas - perfect for modern living. Included is a large storage shed in the corner of the property. . Don't miss out on this gem! Buyer to verify all information.

31. 2024-04-11
    soldstatus $99,200

    Show marketing remark (316 chars)

    Fantastic investment opportunity in Madisonville! This charming property sits on a spacious corner lot, boasting two bedrooms, generous living and kitchen areas - perfect for modern living. Included is a large storage shed in the corner of the property. . Don't miss out on this gem! Buyer to verify all information.

32. 2024-03-21
    historical Pending - Continue to Show - Property Sale 316-char remark

    Show marketing remark (316 chars)

    Fantastic investment opportunity in Madisonville! This charming property sits on a spacious corner lot, boasting two bedrooms, generous living and kitchen areas - perfect for modern living. Included is a large storage shed in the corner of the property. . Don't miss out on this gem! Buyer to verify all information.

33. 2024-03-20
    listed $99,900 Active 316-char remark

    Show marketing remark (316 chars)

    Fantastic investment opportunity in Madisonville! This charming property sits on a spacious corner lot, boasting two bedrooms, generous living and kitchen areas - perfect for modern living. Included is a large storage shed in the corner of the property. . Don't miss out on this gem! Buyer to verify all information.

34. 2012-02-06
    soldstatus $23,000
35. 1996-12-30
    soldstatus $18,500
36. 1996-12-30
    soldstatus $19,000

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,400
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,927
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,448/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: Monroe County
• NCES district ID: 4703000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $36,701
• Composite: 18.29/100
• National rank: #8956
• State rank: #106 of 139 in TN

Livability — Madisonville

• Score: 63/100
• State rank: #188
• US rank: #15127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,421

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -69.48%
• Current HPI: 268.822
• 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

+629.7% since first listed

20 events — show timeline

• 2026-03-22 Contingent — Knoxville MLS
• 2026-03-18 Listed $135,000 Knoxville MLS
• 2025-12-07 Contingent — Knoxville MLS
• 2025-12-07 Listing Removed — Knoxville MLS
• 2025-11-13 Price Changed $154,900 Knoxville MLS
• 2025-09-16 Relisted — Knoxville MLS
• 2025-09-03 Relisted — Knoxville MLS
• 2025-08-06 Contingent — Knoxville MLS
• 2025-08-06 Listing Removed — Knoxville MLS
• 2025-07-31 Relisted — Knoxville MLS
• 2025-06-29 Contingent — Knoxville MLS
• 2025-06-21 Price Changed $164,900 Knoxville MLS
• 2025-03-13 Listed $264,900 Knoxville MLS
• 2024-04-11 Sold (Public Records) $99,200 Public Records
• 2024-04-11 Sold (MLS) $99,200 Knoxville MLS
• 2024-03-21 Contingent — Knoxville MLS
• 2024-03-20 Listed $99,900 Knoxville MLS
• 2012-02-06 Sold (Public Records) $23,000 Public Records
• 1996-12-30 Sold (Public Records) $19,000 Public Records
• 1996-12-30 Sold (Public Records) $18,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $185 · +0.0% YoY. Source: county tax records.