1035 Rube Scott Rd · La Grange, TN 38039

$54,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1970 1.00 ac lot ↓ 19% 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
• Appreciation +6.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

Key facts

• 1 acre lot
• Built 1970
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $55k).

Location & tenants

• Location reads 52/100 on livability (#394 in TN) — a working-class tenant base; expect higher turnover. Strengths: crime B+, housing B; Watch: employment C-, amenities F, commute F.
• Fayette County Public Schools (rural): math 7% / reading 13% proficiency, ranked #134 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: La Grange Moscow Elementary (math 8% / reading 8%, grade F, #848 of 952 statewide, top 91%, 218 students, 0% FRL); Fayette Ware Comprehensive High School (math 2% / reading 17%, grade F, #279 of 332 statewide, top 86%, 833 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 222 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.4% local appreciation)).
• Fayette County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $54,900

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 1.70% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.83%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.00×
• Total profit: $30,694
• Equity at exit: $22,692

10-year hold

• IRR: 37.2%
• Equity multiple: 5.90×
• Total profit: $75,248
• Equity at exit: $33,495

Cash invested: $15,372 (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 38039

• Home prices YoY: 2.0%
• Active inventory: 12
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $408

Break-even live

Break-even rent $415

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-04-06
   price $54,900
3. 2026-04-03
   listed $67,500 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: $204 · $17/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$186/yr (+$15/mo · 91.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,173
• − Mortgage interest: −$3,075
• − Property taxes: −$204
• − Insurance: −$274
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$1,597
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $3,877/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: Fayette County Public Schools
• NCES district ID: 4701170
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $55,643
• Composite: 10.14/100
• National rank: #9798
• State rank: #134 of 139 in TN

Livability — La Grange

• Score: 52/100
• State rank: #394
• US rank: #24715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9
• Population (ZIP): 1,377

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 40,843 people
• By 2030: 41,160 · +0.8%
• By 2040: 40,695 · -0.4%
• By 2050: 38,790 · -5.0%
• By 2075: 32,870 · -19.5%
• By 2100: 26,245 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 23% Two or more races 1%
• Common ancestry: Serbian 1% Slovak 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.7%
• 2008→2024 swing: -14.9pp toward R · 2008: -27.4pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.7 2016: R+37.2 2012: R+30.7 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 122.2797
• 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

-18.7% since first listed

3 events — show timeline

• 2026-04-07 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-06 Price Changed $54,900 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $67,500 REALTRACS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $204 · -1.0% YoY. Source: county tax records.