917 Sharon Rd · Sharon, TN 38255

$64,950

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 83 Days on market

Built 1929 1.50 ac lot $42/sqft · 49% below area Est $127k · 49% under ↓ 46% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! Older one-story home on a large lot and ready for rehab. Don't let this bargain get away. Sold as is All information deemed accurate but not warranted by the seller, realtor, or company. MLS room sizes, square footage and lot lines are not guaranteed, and appraisal or survey is suggested if this is important.

Key facts

• 1.5 acre lot
• 2 garage spots
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#252 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($450 loan paydown + $2k appreciation (2.9% local appreciation)).
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,053 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.72% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.85%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $126,941
• List price: $64,950
• Delta: -48.83%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.10×
• Total profit: $38,170
• Equity at exit: $28,797

10-year hold

• IRR: 37.6%
• Equity multiple: 6.13×
• Total profit: $93,267
• Equity at exit: $44,065

Cash invested: $18,186 (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 38255

• Home prices YoY: 1.2%
• Active inventory: 11
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $483

Break-even live

Break-even rent $506

Max offer price $64,950

Occupancy floor 52%

Sensitivity live

Price	-10% $519	-5% $501	+0% $483	+5% $464	+10% $446
Rent	-10% $394	-5% $439	+0% $483	+5% $527	+10% $571
Rate	-1.0pp $515	-0.5pp $499	base $483	+0.5pp $466	+1.0pp $449

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: $16,238
• Closing costs: $1,948
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $64,950 Pending 83 DOM
2. 2026-06-04
   days on market $64,950 Active 82 DOM
3. 2026-06-02
   days on market $64,950 Active 81 DOM
4. 2026-06-01
   days on market $64,950 Active 80 DOM
5. 2026-05-31
   days on market $64,950 Active 79 DOM
6. 2026-05-31
   days on market $64,950 Active 78 DOM
7. 2026-04-28
   price $64,950 341-char remark

   Show marketing remark (341 chars)

   Great investment opportunity! Older one-story home on a large lot and ready for rehab. Don't let this bargain get away. Sold as is All information deemed accurate but not warranted by the seller, realtor, or company. MLS room sizes, square footage and lot lines are not guaranteed, and appraisal or survey is suggested if this is important.

8. 2026-03-13
   listed $74,950 Active 341-char remark

   Show marketing remark (341 chars)

   Great investment opportunity! Older one-story home on a large lot and ready for rehab. Don't let this bargain get away. Sold as is All information deemed accurate but not warranted by the seller, realtor, or company. MLS room sizes, square footage and lot lines are not guaranteed, and appraisal or survey is suggested if this is important.

9. 2025-06-11
   historical
10. 2025-05-22
    price $103,995
11. 2025-05-14
    price $114,995
12. 2025-05-07
    listed $119,995 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: $386 · $32/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$75/yr (+$6/mo · 19.5%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,405
• − Mortgage interest: −$3,638
• − Property taxes: −$386
• − Insurance: −$325
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,889
• Taxable income: $5,022
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,587/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Sharon

• Score: 61/100
• State rank: #252
• US rank: #18003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,356

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 4% Iranian 1% Serbian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 243.6785
• 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

-45.9% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $64,950 CWTAR
• 2026-03-13 Listed $74,950 CWTAR
• 2025-06-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-22 Price Changed $103,995 REALTRACS as Distributed by MLS Grid
• 2025-05-14 Price Changed $114,995 REALTRACS as Distributed by MLS Grid
• 2025-05-07 Listed $119,995 REALTRACS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $386 · +12.5% YoY. Source: county tax records.