2506 Rugby Pike · Allardt, TN 38556

$227,500

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 81 Days on market

Built 1977 1.25 ac lot $198/sqft · at area comps Est $255k · 11% 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 +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Peaceful country home in Allardt, Tennessee - home of the giant pumpkins! Nestled in a picturesque country setting within walking distance of the park where the nationally known Giant Pumpkin festival takes place in the fall. This updated 3-bedroom home is the perfect combination of charm and modern convenience. Step inside this move-in ready gem to find a beautifully updated home featuring new flooring and paint throughout, new windows and doors, Covered front portch, new HVAC, and all bathroom fixtures. High Speed twin lakes internet services the area. Outside, enjoy the expansive yard that spans over an acre, offering plenty of space for outdoor activities and gardening, along with extra storage in the shed. Imagine relaxing on your covered front porch with a cup of coffee watching the birds in the mature tree lined yard. The area offers abundant parks and recreation options, explore the wonders of the great outdoors, from scenic waterfalls to breathtaking vistas, right at your doorstep. Don't miss the opportunity to call this special home yours and experience the peaceful charm of Allardt, Tennessee. Life in this enchanting town is truly one-of-a-kind, where giant pumpkins reign supreme, and the beauty of nature is always within reach.

Key facts

• New hvac
• New flooring
• Updated home

Tags

• WALKING DISTANCE TO PARK
• UPDATED HOME
• NEW FLOORING
• NEW WINDOWS
• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (33.7% below list).
• Recommended offer: $151k (33.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.3% in Allardt — 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 (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Fentress Elementary School (math 19% / reading 25%, grade F, #601 of 952 statewide, top 66%, 632 students, 0% FRL); Clarkrange High School (math 17% / reading 44%, grade F, #73 of 332 statewide, top 22%, 260 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,897 (33.7% 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 81 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $255,127
• List price: $227,500
• Delta: -10.83%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.57×
• Total profit: $99,716
• Equity at exit: $204,950

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $312,730
• Equity at exit: $441,982

Cash invested: $63,700 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-380

Break-even live

Break-even rent $1,990

Max offer price $172,497

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-302	+0% $-380	+5% $-459	+10% $-537
Rent	-10% $-499	-5% $-440	+0% $-380	+5% $-321	+10% $-261
Rate	-1.0pp $-266	-0.5pp $-322	base $-380	+0.5pp $-439	+1.0pp $-499

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $227,500 Active 81 DOM
2. 2026-06-21
   days on market $227,500 Active 80 DOM
3. 2026-06-18
   days on market $227,500 Active 78 DOM
4. 2026-06-17
   days on market $227,500 Active 77 DOM
5. 2026-06-16
   days on market $227,500 Active 76 DOM
6. 2026-06-15
   days on market $227,500 Active 75 DOM
7. 2026-06-13
   days on market $227,500 Active 73 DOM
8. 2026-06-12
   days on market $227,500 Active 72 DOM
9. 2026-06-09
   days on market $227,500 Active 69 DOM
10. 2026-06-08
    days on market $227,500 Active 68 DOM
11. 2026-06-08
    days on market $227,500 Active 67 DOM
12. 2026-06-07
    days on market $227,500 Active 66 DOM
13. 2026-06-03
    days on market $227,500 Active 63 DOM
14. 2026-06-02
    days on market $227,500 Active 62 DOM
15. 2026-06-01
    days on market $227,500 Active 61 DOM
16. 2026-05-31
    days on market $227,500 Active 60 DOM
17. 2026-04-01
    listed $227,500 Active 1260-char remark

    Show marketing remark (1260 chars)

    Peaceful country home in Allardt, Tennessee - home of the giant pumpkins! Nestled in a picturesque country setting within walking distance of the park where the nationally known Giant Pumpkin festival takes place in the fall. This updated 3-bedroom home is the perfect combination of charm and modern convenience. Step inside this move-in ready gem to find a beautifully updated home featuring new flooring and paint throughout, new windows and doors, Covered front portch, new HVAC, and all bathroom fixtures. High Speed twin lakes internet services the area. Outside, enjoy the expansive yard that spans over an acre, offering plenty of space for outdoor activities and gardening, along with extra storage in the shed. Imagine relaxing on your covered front porch with a cup of coffee watching the birds in the mature tree lined yard. The area offers abundant parks and recreation options, explore the wonders of the great outdoors, from scenic waterfalls to breathtaking vistas, right at your doorstep. Don't miss the opportunity to call this special home yours and experience the peaceful charm of Allardt, Tennessee. Life in this enchanting town is truly one-of-a-kind, where giant pumpkins reign supreme, and the beauty of nature is always within reach.

18. 2026-04-01
    listed $227,500 Active 1260-char remark

    Show marketing remark (1260 chars)

    Peaceful country home in Allardt, Tennessee - home of the giant pumpkins! Nestled in a picturesque country setting within walking distance of the park where the nationally known Giant Pumpkin festival takes place in the fall. This updated 3-bedroom home is the perfect combination of charm and modern convenience. Step inside this move-in ready gem to find a beautifully updated home featuring new flooring and paint throughout, new windows and doors, Covered front portch, new HVAC, and all bathroom fixtures. High Speed twin lakes internet services the area. Outside, enjoy the expansive yard that spans over an acre, offering plenty of space for outdoor activities and gardening, along with extra storage in the shed. Imagine relaxing on your covered front porch with a cup of coffee watching the birds in the mature tree lined yard. The area offers abundant parks and recreation options, explore the wonders of the great outdoors, from scenic waterfalls to breathtaking vistas, right at your doorstep. Don't miss the opportunity to call this special home yours and experience the peaceful charm of Allardt, Tennessee. Life in this enchanting town is truly one-of-a-kind, where giant pumpkins reign supreme, and the beauty of nature is always within reach.

19. 2026-04-01
    listed $227,500 Active

    Show marketing remark (1260 chars)

    Peaceful country home in Allardt, Tennessee - home of the giant pumpkins! Nestled in a picturesque country setting within walking distance of the park where the nationally known Giant Pumpkin festival takes place in the fall. This updated 3-bedroom home is the perfect combination of charm and modern convenience. Step inside this move-in ready gem to find a beautifully updated home featuring new flooring and paint throughout, new windows and doors, Covered front portch, new HVAC, and all bathroom fixtures. High Speed twin lakes internet services the area. Outside, enjoy the expansive yard that spans over an acre, offering plenty of space for outdoor activities and gardening, along with extra storage in the shed. Imagine relaxing on your covered front porch with a cup of coffee watching the birds in the mature tree lined yard. The area offers abundant parks and recreation options, explore the wonders of the great outdoors, from scenic waterfalls to breathtaking vistas, right at your doorstep. Don't miss the opportunity to call this special home yours and experience the peaceful charm of Allardt, Tennessee. Life in this enchanting town is truly one-of-a-kind, where giant pumpkins reign supreme, and the beauty of nature is always within reach.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,108
• − Mortgage interest: −$12,744
• − Property taxes: −$3,412
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$6,618
• Taxable loss: −$8,701
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-2,473/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allardt, TN
• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-01 Listed $227,500 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listed $227,500 UCMLS
• 2026-04-01 Listed $227,500 Knoxville MLS

Property tax history

-0.3%/yr

Latest (2025): $231 · +0.0% YoY. Source: county tax records.