7 Lakeshore Cir 7 Cir #140 · Fairfield Glade, TN 38558

$189,900

2 bd · 2.0 ba · 1,252 sqft · Condo public records · 1 Days on market

Built 1973 $282/mo HOA · 15% of rent

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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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Appreciation +4.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy condo has a peaceful lake view from the patio looking at lake Catherine in Fairfield Glade. This unit is ideal for a second home, or it would be a great rental opportunity. This unit comes with refrigerator, washer, dryer and all furniture. Washer/dryer is on the second floor, next to the master bedroom, large storage close in the guest bedroom. Walking and bike trails right out of your front door. Priced to sell, this is a must see.

Key facts

• Open concept kitchen
• 5 golf courses
• Access to 11 lakes

Tags

• ACCESS TO 11 LAKES
• 5 GOLF COURSES
• WALKING TRAILS
• VIEW OF LAKE CATHERINE
• PATIO OFF THE LIVING ROOM
• OPEN CONCEPT KITCHEN

Property features AI

Finance

• HOA & community: HOA with monthly fee; Monthly association fee of $282; Community amenities include golf course and playground; Association fee includes trash, sewer, and security

Exterior

• Parking: Off-street parking
• Utilities: Public sewer (association fee includes sewer); Trash service included in association fee
• Home design: Condominium (attached); 1,252 building area (source: tax records)
• Construction: Vinyl siding; Frame construction; Slab foundation
• Exterior features: Located in a golf community; Lake view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Walk-in closet(s); 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $177k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 596 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $145k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $177,459 (6.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.46×
• Total profit: $-28,448
• Equity at exit: $36,398

10-year hold

• IRR: -5.9%
• Equity multiple: 0.54×
• Total profit: $-24,245
• Equity at exit: $30,646

Cash invested: $53,172 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 596
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$282
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-86

Break-even live

Break-even rent $2,018

Max offer price $177,459

Occupancy floor 100%

Sensitivity live

Price	-10% $45	-5% $-20	+0% $-86	+5% $-152	+10% $-217
Rent	-10% $-237	-5% $-161	+0% $-86	+5% $-11	+10% $65
Rate	-1.0pp $10	-0.5pp $-38	base $-86	+0.5pp $-135	+1.0pp $-185

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,912
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$3,384
• − Depreciation: −$5,524
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-48/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

+27.4% since first listed

12 events — show timeline

• 2026-06-17 Listed $189,900 Knoxville MLS
• 2024-07-16 Listing Removed — Knoxville MLS
• 2024-04-01 Price Changed $221,000 Knoxville MLS
• 2024-04-01 Relisted — Knoxville MLS
• 2024-03-08 Listing Removed — Knoxville MLS
• 2024-01-25 Relisted — Knoxville MLS
• 2023-11-14 Listing Removed — Knoxville MLS
• 2023-08-26 Listed $219,000 Knoxville MLS
• 2022-02-18 Sold (Public Records) $145,000 Public Records
• 2022-01-22 Contingent — Knoxville MLS
• 2022-01-22 Sold (MLS) $145,000 Knoxville MLS
• 2022-01-21 Listed $149,000 Knoxville MLS

Property tax history

+1.7%/yr

Latest (2025): $369 · +0.0% YoY. Source: county tax records.