766 Mcmurry Blvd E · Hartsville/Trousdale County, TN 37074

$240,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 50 Days on market

Built 1955 0.30 ac lot $218/sqft · 15% below area Est $282k · 15% 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).

• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

This super cute 3-bedroom, 1-bath home has around 1,100 square feet of comfortable living space and tons of charm. Inside, you’ll find beautiful hardwood floors that really add warmth and character throughout the home. One of the best features is the huge 42 x 23 full basement with a garage door—perfect for parking, extra storage, or even a workshop space. Out back, there’s a nice covered deck that’s great for hanging out or entertaining family and friends. There’s also an additional outdoor building that gives you even more flexibility for storage or hobbies. This home really offers a great mix of comfort, practicality, and inviting spaces—all at an affordable price. Schedule your showing today!

Key facts

• 0.3 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (46.2% below list).
• Recommended offer: $129k (46.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.4% in Hartsville/Trousdale County — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Trousdale County (rural): math 29% / reading 33% proficiency, ranked #46 of 139 in TN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 112 units permitted in Trousdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Trousdale County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $240k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $129,065 (46.2% 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 50 days. Have you received any prior offers? Is the seller open to a 46% 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. 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?
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: 0.54% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 15.5

CMA / ARV

• ARV (median comp): $282,117
• List price: $240,000
• Delta: -14.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Turner Dr	0.29mi	3/1.0	1,050 (-4%)	11mo	$245,000	$233	70
53 Thompson Ln	0.46mi	3/1.0	1,153 (+5%)	4mo	$234,999	$204	67
743A Driver Cir	0.25mi	3/2.0	1,200 (+9%)	12mo	$295,000	$246	59
125 Lock Six Rd	0.37mi	3/2.0	1,260 (+14%)	22mo	$309,000	$245	36

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $103,705
• Equity at exit: $216,211

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $326,315
• Equity at exit: $466,267

Cash invested: $67,200 (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 37074

• Home prices YoY: 11.9%
• Active inventory: 87
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-422

Break-even live

Break-even rent $1,825

Max offer price $165,413

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Shirley Ln Hartsville, TN	2.0	1.0	795	$1,300	$1.64	2d	1	0.64mi
108 Hayes St Unit A Hartsville, TN	2.0	1.0	900	$1,275	$1.42	8d	1	1.22mi

Listing history 7 events

1. 2026-05-04
   price $240,000 741-char remark

   Show marketing remark (741 chars)

   This super cute 3-bedroom, 1-bath home has around 1,100 square feet of comfortable living space and tons of charm. Inside, you’ll find beautiful hardwood floors that really add warmth and character throughout the home. One of the best features is the huge 42 x 23 full basement with a garage door—perfect for parking, extra storage, or even a workshop space. Out back, there’s a nice covered deck that’s great for hanging out or entertaining family and friends. There’s also an additional outdoor building that gives you even more flexibility for storage or hobbies. This home really offers a great mix of comfort, practicality, and inviting spaces—all at an affordable price. Schedule your showing today!

2. 2026-04-24
   price $250,000 741-char remark

   Show marketing remark (741 chars)

   This super cute 3-bedroom, 1-bath home has around 1,100 square feet of comfortable living space and tons of charm. Inside, you’ll find beautiful hardwood floors that really add warmth and character throughout the home. One of the best features is the huge 42 x 23 full basement with a garage door—perfect for parking, extra storage, or even a workshop space. Out back, there’s a nice covered deck that’s great for hanging out or entertaining family and friends. There’s also an additional outdoor building that gives you even more flexibility for storage or hobbies. This home really offers a great mix of comfort, practicality, and inviting spaces—all at an affordable price. Schedule your showing today!

3. 2026-04-07
   listed $259,900 Active 741-char remark

   Show marketing remark (741 chars)

   This super cute 3-bedroom, 1-bath home has around 1,100 square feet of comfortable living space and tons of charm. Inside, you’ll find beautiful hardwood floors that really add warmth and character throughout the home. One of the best features is the huge 42 x 23 full basement with a garage door—perfect for parking, extra storage, or even a workshop space. Out back, there’s a nice covered deck that’s great for hanging out or entertaining family and friends. There’s also an additional outdoor building that gives you even more flexibility for storage or hobbies. This home really offers a great mix of comfort, practicality, and inviting spaces—all at an affordable price. Schedule your showing today!

4. 2026-04-06
   historical $259,900 741-char remark

   Show marketing remark (741 chars)

   This super cute 3-bedroom, 1-bath home has around 1,100 square feet of comfortable living space and tons of charm. Inside, you’ll find beautiful hardwood floors that really add warmth and character throughout the home. One of the best features is the huge 42 x 23 full basement with a garage door—perfect for parking, extra storage, or even a workshop space. Out back, there’s a nice covered deck that’s great for hanging out or entertaining family and friends. There’s also an additional outdoor building that gives you even more flexibility for storage or hobbies. This home really offers a great mix of comfort, practicality, and inviting spaces—all at an affordable price. Schedule your showing today!

5. 2018-06-25
   soldstatus $130,000
6. 2003-02-24
   soldstatus $72,500
7. 2000-03-31
   soldstatus $67,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$705/yr (+$59/mo · 70.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,488
• − Mortgage interest: −$13,444
• − Property taxes: −$999
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$6,982
• Taxable loss: −$9,615
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-2,759/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: Trousdale County
• NCES district ID: 4704170
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 33% ▼ -11.00%
• Median HH income: $44,474
• Composite: 26.49/100
• National rank: #7207
• State rank: #46 of 139 in TN

Livability — Hartsville/Trousdale County

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

Census & demographics

• Census place: Hartsville/Trousdale County, TN
• City population: 11,690
• Population (ZIP): 10,999

Population outlook (Trousdale County) Hauer SSP2

• Today (2025): 8,557 people
• By 2030: 8,766 · +2.4%
• By 2040: 9,076 · +6.1%
• By 2050: 9,226 · +7.8%
• By 2075: 9,391 · +9.7%
• By 2100: 9,000 · +5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Trousdale

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -52.3pp toward R · 2008: -6.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+48.1 2016: R+36.8 2012: R+12.8 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.78%
• Current HPI: 402.6507
• 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

+258.2% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $240,000 REALTRACS as Distributed by MLS Grid
• 2026-04-24 Price Changed $250,000 REALTRACS as Distributed by MLS Grid
• 2026-04-07 Listed $259,900 REALTRACS as Distributed by MLS Grid
• 2026-04-06 Coming Soon $259,900 REALTRACS as Distributed by MLS Grid
• 2018-06-25 Sold (Public Records) $130,000 Public Records
• 2003-02-24 Sold (Public Records) $72,500 Public Records
• 2000-03-31 Sold (Public Records) $67,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $999 · +4.2% YoY. Source: county tax records.