1010 W Morris St · Sweetwater, TN 37874

$299,900

2 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 51 Days on market

Built 1960 9,583 sqft lot

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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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated and move-in ready in the heart of Sweetwater! This 2 bedroom, 2 bathroom home has been completely updated from top to bottom, offering peace of mind and modern style throughout. Step inside to a bright, open living space featuring LVP flooring throughout, fresh paint, and a fully remodeled kitchen with quartz countertops, brand new cabinets, and new stainless steel appliances. Every detail has been thoughtfully updated to give the home a clean, modern feel. Both bathrooms have been fully renovated with updated fixtures and finishes, while major systems have already been taken care of--including a new HVAC system, updated electrical, and new plumbing. The home also features a

Key facts

• Renovated bathrooms
• Covered carport
• Unfinished basement

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• UNFINISHED BASEMENT
• LARGE YARD
• COVERED CARPORT
• QUIET SETTING

Property features AI

Exterior

• Parking: Carport (1 space) on main level
• Utilities: Public sewer
• Home design: Detached property
• Construction: Brick and block construction
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with heat pump; Central cooling
• Interior features: Eat-in kitchen; 8 total rooms; Partially finished walkout basement with rough-in

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.8% below list).
• Recommended offer: $250k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Primary School (556 students, 0% FRL); Sweetwater Jr High School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 322 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 142 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,500 (16.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-37,076
• Equity at exit: $44,716

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-17,832
• Equity at exit: $25,930

Cash invested: $83,972 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 142
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $183

Break-even live

Break-even rent $2,263

Max offer price $299,900

Occupancy floor 88%

Sensitivity live

Price	-10% $353	-5% $268	+0% $183	+5% $98	+10% $13
Rent	-10% $-14	-5% $84	+0% $183	+5% $282	+10% $380
Rate	-1.0pp $334	-0.5pp $259	base $183	+0.5pp $105	+1.0pp $26

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	25d	1	0.62mi

Listing history 17 events

1. 2026-06-21
   days on market $299,900 Active 51 DOM
2. 2026-06-21
   days on market $299,900 Active 50 DOM
3. 2026-06-18
   days on market $299,900 Active 48 DOM
4. 2026-06-17
   days on market $299,900 Active 47 DOM
5. 2026-06-16
   days on market $299,900 Active 46 DOM
6. 2026-06-15
   days on market $299,900 Active 45 DOM
7. 2026-06-13
   days on market $299,900 Active 43 DOM
8. 2026-06-12
   days on market $299,900 Active 42 DOM
9. 2026-06-09
   days on market $299,900 Active 39 DOM
10. 2026-06-08
    days on market $299,900 Active 38 DOM
11. 2026-06-08
    days on market $299,900 Active 37 DOM
12. 2026-06-07
    days on market $299,900 Active 36 DOM
13. 2026-06-03
    days on market $299,900 Active 33 DOM
14. 2026-06-02
    days on market $299,900 Active 32 DOM
15. 2026-06-01
    days on market $299,900 Active 31 DOM
16. 2026-05-31
    days on market $299,900 Active 30 DOM
17. 2026-05-01
    listed $299,900 Active

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: +$1,045/yr (+$87/mo · 96.4%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,940
• − Mortgage interest: −$16,799
• − Property taxes: −$1,084
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,724
• Taxable loss: −$2,957
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $2,906/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -19.36%
• Current HPI: 336.2084
• 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

1 event — show timeline

• 2026-05-01 Listed $299,900 Knoxville MLS

Property tax history

+5.1%/yr

Latest (2025): $1,084 · +0.0% YoY. Source: county tax records.