115 Mott St · South Fulton, TN 38257

$49,999

3 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 108 Days on market

Built 1920 0.48 ac lot $35/sqft · 53% below area ↓ 9% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

Value-Add Opportunity - 155 Motts St, South Fulton, TN Attention investors and rehabbers — priced with condition in mind and ready for its next chapter. This property sits in a residential area just minutes from downtown South Fulton, offering strong location fundamentals and multiple potential exit strategies, including renovation resale, rental hold, or possible future commercial consideration (buyer to verify zoning). The home is in distressed condition and will require a full clean-out and substantial renovation prior to occupancy. This is a true project property best suited for experienced investors seeking to unlock value through improvements. Seller prefers a quick, straightforward closing and is selling as-is with no repairs. Cash or renovation financing recommended. Opportunities at this price point with this location don't last — bring your contractor and your offer.

Key facts

• 0.48 acre lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#73 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, amenities D, schools D-.
• Obion County (rural): math 40% / reading 37% proficiency, ranked #17 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Obion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.81%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (median comp): $107,160
• List price: $49,999
• Delta: -53.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Park Ave	0.16mi	3/2.0	1,456 (+2%)	6mo	$184,000	$126	79
507 W State Line Rd	0.26mi	3/1.0	1,404 (-1%)	15mo	$39,900	$28	74
109 West Street St	0.31mi	2/1.0 (-1)	1,300 (-8%)	6mo	$94,500	$73	62
304 Eddings St	0.27mi	3/2.0	1,560 (+10%)	7mo	$139,000	$89	62
317 Holmes St. St	0.58mi	3/2.0	1,348 (-5%)	2mo	$98,650	$73	58
703 Tennessee St	0.41mi	2/1.5 (-1)	1,459 (+3%)	15mo	$25,000	$17	57
416 Taylor St	0.46mi	4/2.0 (+1)	1,495 (+5%)	10mo	$10,000	$7	52
803 Vine St	0.70mi	4/1.0 (+1)	1,452 (+2%)	9mo	$30,000	$21	51
110 E Collinwood St	0.48mi	3/1.5	1,558 (+10%)	19mo	$160,000	$103	43
405 E Collinwood St	0.67mi	3/1.0	1,320 (-7%)	24mo	$139,900	$106	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: 5.0%
• Equity multiple: 1.20×
• Total profit: $2,748
• Equity at exit: $7,455

10-year hold

• IRR: 14.8%
• Equity multiple: 2.22×
• Total profit: $17,087
• Equity at exit: $4,323

Cash invested: $14,000 (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 38257

• Home prices YoY: -3.0%
• Active inventory: 15
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $166

Break-even live

Break-even rent $938

Max offer price $49,999

Occupancy floor 81%

Sensitivity live

Price	-10% $195	-5% $180	+0% $166	+5% $152	+10% $138
Rent	-10% $76	-5% $121	+0% $166	+5% $212	+10% $257
Rate	-1.0pp $191	-0.5pp $179	base $166	+0.5pp $153	+1.0pp $140

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $49,999 Active 108 DOM
2. 2026-06-18
   days on market $49,999 Active 107 DOM
3. 2026-06-17
   days on market $49,999 Active 106 DOM
4. 2026-06-16
   days on market $49,999 Active 105 DOM
5. 2026-06-15
   days on market $49,999 Active 104 DOM
6. 2026-06-14
   days on market $49,999 Active 102 DOM
7. 2026-06-12
   days on market $49,999 Active 101 DOM
8. 2026-06-09
   days on market $49,999 Active 98 DOM
9. 2026-06-08
   days on market $49,999 Active 97 DOM
10. 2026-06-07
    days on market $49,999 Active 96 DOM
11. 2026-06-07
    days on market $49,999 Active 95 DOM
12. 2026-06-04
    days on market $49,999 Active 92 DOM
13. 2026-06-02
    days on market $49,999 Active 91 DOM
14. 2026-06-01
    days on market $49,999 Active 90 DOM
15. 2026-05-31
    days on market $49,999 Active 89 DOM
16. 2026-05-31
    days on market $49,999 Active 88 DOM
17. 2026-04-16
    price $49,999 902-char remark

    Show marketing remark (902 chars)

    Value-Add Opportunity - 155 Motts St, South Fulton, TN Attention investors and rehabbers — priced with condition in mind and ready for its next chapter. This property sits in a residential area just minutes from downtown South Fulton, offering strong location fundamentals and multiple potential exit strategies, including renovation resale, rental hold, or possible future commercial consideration (buyer to verify zoning). The home is in distressed condition and will require a full clean-out and substantial renovation prior to occupancy. This is a true project property best suited for experienced investors seeking to unlock value through improvements. Seller prefers a quick, straightforward closing and is selling as-is with no repairs. Cash or renovation financing recommended. Opportunities at this price point with this location don't last — bring your contractor and your offer.

18. 2026-03-26
    price $54,998 902-char remark

    Show marketing remark (902 chars)

    Value-Add Opportunity - 155 Motts St, South Fulton, TN Attention investors and rehabbers — priced with condition in mind and ready for its next chapter. This property sits in a residential area just minutes from downtown South Fulton, offering strong location fundamentals and multiple potential exit strategies, including renovation resale, rental hold, or possible future commercial consideration (buyer to verify zoning). The home is in distressed condition and will require a full clean-out and substantial renovation prior to occupancy. This is a true project property best suited for experienced investors seeking to unlock value through improvements. Seller prefers a quick, straightforward closing and is selling as-is with no repairs. Cash or renovation financing recommended. Opportunities at this price point with this location don't last — bring your contractor and your offer.

19. 2026-03-03
    listed $54,999 Active 902-char remark

    Show marketing remark (902 chars)

    Value-Add Opportunity - 155 Motts St, South Fulton, TN Attention investors and rehabbers — priced with condition in mind and ready for its next chapter. This property sits in a residential area just minutes from downtown South Fulton, offering strong location fundamentals and multiple potential exit strategies, including renovation resale, rental hold, or possible future commercial consideration (buyer to verify zoning). The home is in distressed condition and will require a full clean-out and substantial renovation prior to occupancy. This is a true project property best suited for experienced investors seeking to unlock value through improvements. Seller prefers a quick, straightforward closing and is selling as-is with no repairs. Cash or renovation financing recommended. Opportunities at this price point with this location don't last — bring your contractor and your offer.

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $378 · $32/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$2,801
• − Property taxes: −$378
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,455
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $1,617/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: Obion County
• NCES district ID: 4703270
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $41,678
• Composite: 32.48/100
• National rank: #5710
• State rank: #17 of 139 in TN

Livability — South Fulton

• Score: 69/100
• State rank: #73
• US rank: #8870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Fulton, TN
• Population (ZIP): 4,205

Population outlook (Obion County) Hauer SSP2

• Today (2025): 28,434 people
• By 2030: 27,100 · -4.7%
• By 2040: 24,381 · -14.3%
• By 2050: 22,043 · -22.5%
• By 2075: 18,236 · -35.9%
• By 2100: 16,435 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Obion

• 2024 margin: Solid R (+64.9) · D 17.2% · R 82.1%
• 2008→2024 swing: -30.8pp toward R · 2008: -34.1pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+60.6 2016: R+58.1 2012: R+44.7 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.44%
• Current HPI: 210.9462
• 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

-9.1% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $49,999 CWTAR
• 2026-03-26 Price Changed $54,998 CWTAR
• 2026-03-03 Listed $54,999 CWTAR

Property tax history

+2.7%/yr

Latest (2025): $378 · +0.0% YoY. Source: county tax records.