1309 Holly Ave · South Pittsburg, TN 37380

$149,000

4 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 9 Days on market

Built 1908 0.32 ac lot Est $256k · 42% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Location! Charming 4-Bedroom Home in the Heart of South Pittsburg This delightful 4-bedroom, 1.5-bath home is located just 1 mile from the center of South Pittsburg, offering quick access to the high school, the Lodge, and just 5 minutes to Super Walmart. Enjoy the perfect blend of convenience and comfort in this ideally situated property! The home features a completely level, fenced-in yard ideal for pets, kids, or outdoor entertaining. You'll love relaxing or hosting guests on the durable Trex decking, which is low-maintenance and perfect for enjoying the outdoors. Plus, the 2-year-old HVAC system ensures your home stays comfortable no matter the season as well as endless HOT showers with the tankless hot water heater. Inside, you'll find 3 cozy bedrooms and 1.5 bathrooms, with the added bonus of an extra bedroom (bringing the total to 4!)â€''perfect for a guest room, home office, or a space for a teenager who needs a little more privacy. There's also a sitting area that offers additional room for your family to spread out and unwind. With just a bit of personal TLC, this home is the perfect opportunity to create your ideal living space. Whether you're relaxing on your Trex deck or enjoying the spacious yard, this affordable home offers the comfort and potential you've been looking for. This is also home to the National Cornbread Festival ~ Moving to the South? You''ll love it here.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1908

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway; On-street parking; Garage faces side
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available
• Home design: Single-family residence; One-and-one-half stories; Vinyl siding and other exterior materials; Shingle/asphalt roof; Concrete perimeter foundation; Facing city street
• Construction: Built with vinyl siding; Concrete perimeter foundation; Asphalt shingle roof
• Exterior features: Private yard; Storage; Outbuilding

Interior

• Kitchen: Dishwasher; Built-in electric range
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood; Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Storage; Master bedroom on main level; Crawl space basement
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

Location & tenants

• Location reads 62/100 on livability (#218 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Richard City (rural): math 30% / reading 30% proficiency, ranked #107 of 145 in TN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $256,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Elm Ave	0.72mi	4/2.0	1,462 (-3%)	2mo	$249,000	$170	55

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,083
• Equity at exit: $22,216

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $20,024
• Equity at exit: $12,883

Cash invested: $41,720 (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 37380

• Home prices YoY: -5.1%
• Active inventory: 123
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $300

Break-even live

Break-even rent $1,185

Max offer price $149,000

Occupancy floor 76%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $149,000 Active 9 DOM
2. 2026-06-17
   days on market $149,000 Active 8 DOM
3. 2026-06-16
   days on market $149,000 Active 7 DOM
4. 2026-06-15
   days on market $149,000 Active 6 DOM
5. 2026-06-13
   days on market $149,000 Active 4 DOM
6. 2026-06-12
   days on market $149,000 Active 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $149,000 Active 1 DOM

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,113 · $93/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $18,775
• − Mortgage interest: −$8,346
• − Property taxes: −$1,113
• − Insurance: −$745
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,335
• Taxable income: $1,232
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,302/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: Richard City
• NCES district ID: 4703540
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $32,017
• Composite: 27.32/100
• National rank: #12418
• State rank: #107 of 145 in TN

Livability — South Pittsburg

• Score: 62/100
• State rank: #218
• US rank: #16522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Pittsburg, TN
• Population (ZIP): 6,604

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 2%
• Common ancestry: Italian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.95%
• Current HPI: 260.87
• 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

+175.9% since first listed

22 events — show timeline

• 2026-06-09 Listed $149,000 GCAR
• 2026-01-23 Sold (Public Records) $177,346 Public Records
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2025-12-30 Sold (Public Records) $177,346 Public Records
• 2025-10-13 Price Changed $215,000 GCAR
• 2025-08-07 Price Changed $220,000 GCAR
• 2025-07-28 Price Changed $230,000 GCAR
• 2025-07-21 Price Changed $235,000 GCAR
• 2025-07-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-01-24 Price Changed $248,500 GCAR
• 2025-01-24 Price Changed $248,500 REALTRACS as Distributed by MLS Grid
• 2024-12-31 Listed $260,000 REALTRACS as Distributed by MLS Grid
• 2022-08-29 Sold (Public Records) $190,000 Public Records
• 2022-08-18 Sold (MLS) $190,000 REALTRACS as Distributed by MLS Grid
• 2022-08-18 Sold (MLS) $190,000 GCAR
• 2022-07-21 Contingent — GCAR
• 2022-07-21 Pending — GCAR
• 2022-07-18 Listed $182,000 GCAR
• 2014-08-15 Sold (Public Records) $79,900 Public Records
• 2014-06-19 Listed $79,900 RCAOR
• 1998-03-20 Sold (Public Records) $54,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,113 · +1.7% YoY. Source: county tax records.