310 Hill St W · Waynesboro, TN 38485

$115,000

5 bd · 1.0 ba · 2,656 sqft · SingleFamily public records · 302 Days on market

Built 1948 0.30 ac lot

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

Key facts

• 0.3 acre lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Living area approximately 2,372 square feet

Exterior

• Parking: Detached garage (1 car) plus attached carport space (1); 2 covered parking spaces total
• Utilities: Private water source; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Frame construction with wood siding; Existing structure (no recent year-built details provided)
• Exterior features: Lot approximately 0.3 acres; Lot dimensions: 99 x 151.06 x 75 x 184; Lot size calculated from plat

Interior

• Kitchen: Built-in gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 5 bedrooms total (3 on the main level)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric and natural gas heating; Wall/window air conditioning units
• Interior features: Built-in gas range, dishwasher, microwave, refrigerator; Wood flooring; No basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#261 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, amenities F, commute F.
• Wayne County (rural): math 8% / reading 21% proficiency, ranked #130 of 139 in TN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waynesboro Elementary (math 12% / reading 22%, grade F, #709 of 952 statewide, top 77%, 426 students, 0% FRL); Wayne County High School (math 12% / reading 37%, grade F, #129 of 332 statewide, top 43%, 277 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.14% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.55×
• Total profit: $82,158
• Equity at exit: $103,601

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $226,531
• Equity at exit: $223,420

Cash invested: $32,200 (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 38485

• Home prices YoY: 19.3%
• Active inventory: 58
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $307

Break-even live

Break-even rent $924

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $372	-5% $339	+0% $307	+5% $274	+10% $242
Rent	-10% $203	-5% $255	+0% $307	+5% $359	+10% $411
Rate	-1.0pp $365	-0.5pp $336	base $307	+0.5pp $277	+1.0pp $247

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-21
   days on market $115,000 Active 302 DOM
2. 2026-06-21
   days on market $115,000 Active 301 DOM
3. 2026-06-18
   days on market $115,000 Active 299 DOM
4. 2026-06-17
   days on market $115,000 Active 298 DOM
5. 2026-06-16
   days on market $115,000 Active 297 DOM
6. 2026-06-15
   days on market $115,000 Active 296 DOM
7. 2026-06-13
   days on market $115,000 Active 294 DOM
8. 2026-06-12
   days on market $115,000 Active 293 DOM
9. 2026-06-09
   days on market $115,000 Active 290 DOM
10. 2026-06-08
    days on market $115,000 Active 289 DOM
11. 2026-06-08
    days on market $115,000 Active 288 DOM
12. 2026-06-07
    days on market $115,000 Active 287 DOM
13. 2026-06-03
    days on market $115,000 Active 284 DOM
14. 2026-06-02
    days on market $115,000 Active 283 DOM
15. 2026-06-01
    days on market $115,000 Active 282 DOM
16. 2026-05-31
    days on market $115,000 Active 281 DOM
17. 2026-01-16
    status Active
18. 2026-01-01
    historical
19. 2025-08-18
    status Active
20. 2025-07-17
    status Pending
21. 2025-07-10
    status Active
22. 2025-07-07
    listed Active Under Contract
23. 2025-07-07
    listed $115,000
24. 2025-06-25
    historical
25. 2025-06-22
    status Active
26. 2025-04-29
    historical Active Under Contract
27. 2025-04-16
    price $130,000
28. 2025-04-09
    price $136,500
29. 2025-04-02
    price $140,600
30. 2025-03-31
    price $145,000
31. 2025-03-26
    price $149,000
32. 2025-03-08
    price $154,900
33. 2025-02-27
    listed $159,900 Active
34. 2021-06-29
    soldstatus $90,000 Closed 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

35. 2021-06-29
    soldstatus $93,600

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

36. 2021-06-08
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

37. 2021-04-06
    historical Active Under Contract 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

38. 2021-03-30
    status Active 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

39. 2021-03-23
    historical Active Under Contract 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

40. 2021-03-02
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

41. 2021-02-10
    status Active 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

42. 2021-01-31
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

43. 2021-01-02
    listed $90,000 Active 502-char remark

    Show marketing remark (502 chars)

    Beautiful remodeled 1934 farm home with so much of its original charm! 3 bedroom, 1 1/2 baths, 2 story home. Living room, Dinning room, Sitting room & library. Original hardwood floors that have been refinished throughout. Kitchen and bathroom have new tile floors. Kitchen has original cabinets from the 1940s. Kitchen also has a custom stove. Laundry room and sunroom. Original sink station in sunroom. Beautiful yard and garage. Can buy shop with home for $120,000. Call for details. Sold as is

44. 2019-09-18
    price $99,999
45. 2019-08-19
    price $119,900
46. 2019-05-03
    price $124,900
47. 2019-03-26
    price $134,900
48. 2001-04-20
    soldstatus $31,750
49. 1998-08-27
    soldstatus $38,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $15,750
• − Mortgage interest: −$6,442
• − Property taxes: −$948
• − Insurance: −$575
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,345
• Taxable income: $1,920
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,222/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: Wayne County
• NCES district ID: 4704440
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $34,215
• Composite: 11.79/100
• National rank: #9681
• State rank: #130 of 139 in TN

Livability — Waynesboro

• Score: 60/100
• State rank: #261
• US rank: #18478

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, TN
• Population (ZIP): 6,120

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 16,256 people
• By 2030: 15,921 · -2.1%
• By 2040: 15,248 · -6.2%
• By 2050: 14,393 · -11.5%
• By 2075: 12,481 · -23.2%
• By 2100: 10,466 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+76.9) · D 11.2% · R 88.1%
• 2008→2024 swing: -27.7pp toward R · 2008: -49.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+74.6 2016: R+73.9 2012: R+56.3 2008: R+49.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.82%
• Current HPI: 369.1289
• 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

+202.6% since first listed

33 events — show timeline

• 2026-01-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-07-17 Pending — REALTRACS as Distributed by MLS Grid
• 2025-07-10 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-07-07 Listed — REALTRACS as Distributed by MLS Grid
• 2025-07-07 Listed $115,000 REALTRACS as Distributed by MLS Grid
• 2025-06-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-06-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-04-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-04-16 Price Changed $130,000 REALTRACS as Distributed by MLS Grid
• 2025-04-09 Price Changed $136,500 REALTRACS as Distributed by MLS Grid
• 2025-04-02 Price Changed $140,600 REALTRACS as Distributed by MLS Grid
• 2025-03-31 Price Changed $145,000 REALTRACS as Distributed by MLS Grid
• 2025-03-26 Price Changed $149,000 REALTRACS as Distributed by MLS Grid
• 2025-03-08 Price Changed $154,900 REALTRACS as Distributed by MLS Grid
• 2025-02-27 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2021-06-29 Sold (Public Records) $93,600 Public Records
• 2021-06-29 Sold (MLS) $90,000 REALTRACS as Distributed by MLS Grid
• 2021-06-08 Pending — REALTRACS as Distributed by MLS Grid
• 2021-04-06 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-03-30 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-03-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-03-02 Pending — REALTRACS as Distributed by MLS Grid
• 2021-02-10 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-01-31 Pending — REALTRACS as Distributed by MLS Grid
• 2021-01-02 Listed $90,000 REALTRACS as Distributed by MLS Grid
• 2019-09-18 Price Changed $99,999 Memphis Area Association of Realtors(R) MLS
• 2019-08-19 Price Changed $119,900 Memphis Area Association of Realtors(R) MLS
• 2019-05-03 Price Changed $124,900 Memphis Area Association of Realtors(R) MLS
• 2019-03-26 Price Changed $134,900 Memphis Area Association of Realtors(R) MLS
• 2001-04-20 Sold (Public Records) $31,750 Public Records
• 1998-08-27 Sold (Public Records) $38,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $948 · +18.6% YoY. Source: county tax records.