740 Kings Ln Unit A2 · Tullahoma, TN
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +12.7/15.0
- Cash flow +11.2/30.0
- 1% rule +4.1/10.0
- Condition / age +4.0/5.0
- Livability +3.4/5.0
- DSCR +3.3/10.0
- Schools +2.8/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$185,000
740 Kings Ln Unit A2 · Tullahoma, TN 37388
3 bd · 2.0 ba · 1,130 sqft · Condo
· 65 Days on market
Built 2025
$164/sqft
· 11% below area
Est $209k · 11% under
$130/mo HOA · 8% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Step into this beautifully designed 3BR/2BA two-story townhome where modern style meets everyday convenience. An inviting open layout is complemented by durable luxury vinyl plank flooring, custom cabinetry, and sleek, modern ceiling fans throughout. The kitchen is a true standout, featuring stainless Whirlpool appliances—including refrigerator, stove, microwave, washer, and dryer—all ready for move-in ease. Enjoy a prime location just minutes from shopping, dining, and local amenities an zoned for highly regarded Tullahoma City Schools, this property offers both comfort and practicality in one appealing package.
Key facts
- Custom cabinetry
- Open layout
- Prime location
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $185k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-72 ($-868/yr) — negative.
- To cash-flow at today's rent, offer at most $175k (5.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (8.6% below list).
- Recommended offer: $169k (8.6% below list) — sets the bar for 1% rule.
- Cap rate 5.8% vs local median 3.5% in Tullahoma — 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 67/100 on livability (#109 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D+.
- Tullahoma (town): math 23% / reading 24% proficiency, ranked #101 of 139 in TN (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
- Zoned schools: Robert E Lee Elementary (math 41% / reading 37%, grade F, #253 of 952 statewide, top 27%, 500 students, 0% FRL); Tullahoma High School (math 15% / reading 32%, grade F, #145 of 332 statewide, top 44%, 1,137 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 389 units permitted in Coffee County in 2024 (6 in 5+ unit buildings).
- This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
- Coffee County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
Negotiation context
- It's been on market 65 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$169,129
(8.6% below list)
Questions for the listing agent
- 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?
- It's been on market 65 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- 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?
- 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.
- 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.
- 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
- 0.91% ✗
- Cap rate
- 5.82%
- Cash-on-cash
- -1.68%
- DSCR
- 0.93
- GRM
- 9.1
CMA / ARV
- ARV (median comp)
- $209,013
- List price
- $185,000
- Delta
- -11.49%
- Verdict
- UNDERPRICED
- Comps
- 12 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 740 Kings Ln Unit A6 | 0.00mi | 3/2.0 | 1,130 (0%) | 0mo | $185,000 | $164 | 100 |
| 126 Middleton Ct | 0.15mi | 2/2.0 (-1) | 1,148 (+2%) | 0mo | $215,000 | $187 | 85 |
| 107 Chastain St | 0.18mi | 3/2.0 | 1,040 (-8%) | 1mo | $214,900 | $207 | 78 |
| 0 Chastain St E | 0.18mi | 3/2.0 | 1,040 (-8%) | 2mo | $214,900 | $207 | 77 |
| 2 Chastain St W | 0.19mi | 3/2.0 | 1,040 (-8%) | 1mo | $214,900 | $207 | 77 |
| 106 Chastain St | 0.19mi | 3/2.0 | 1,040 (-8%) | 2mo | $216,000 | $208 | 76 |
| 741 Kings Ln Unit A-1 | 0.06mi | 2/2.0 (-1) | 950 (-16%) | 1mo | $200,000 | $211 | 66 |
| 741 Kings Ln Unit C12 | 0.06mi | 2/2.0 (-1) | 950 (-16%) | 2mo | $200,000 | $211 | 66 |
| 311 E Grizzard St | 1.30mi | 3/2.0 | 1,070 (-5%) | 1mo | $215,000 | $201 | 56 |
| 701 Cedar Ln | 1.35mi | 3/1.0 | 1,232 (+9%) | 2mo | $185,000 | $150 | 44 |
| 809 E Grizzard St | 1.39mi | 3/2.0 | 878 (-22%) | 2mo | $185,000 | $211 | 39 |
| 705 Circle Dr | 1.49mi | 2/1.0 (-1) | 870 (-23%) | 2mo | $155,000 | $178 | 29 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -19.0%
- Equity multiple
- 0.33×
- Total profit
- $-34,482
- Equity at exit
- $27,584
10-year hold
- IRR
- -11.4%
- Equity multiple
- 0.31×
- Total profit
- $-35,534
- Equity at exit
- $15,995
Cash invested: $51,800 (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.
Active competition Active MLS
- For sale now
- 2 active
- Median asking
- $192,450 ($170/sqft)
- Median days on market
- 42 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +8.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 37388
- Home prices YoY
- -19.9%
- Active inventory
- 378
- Price-to-rent
- 9.1×
Monthly cashflow live
↻
- Estimated rent
- $1,691 medium interval (Pro) →
- Mortgage (P&I)
- −$970
- Tax est. 1.5%
- −$231 /mo · $2,775/yr
- Insurance
- −$77
- HOA
- −$130
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$355
- Net cashflow
- $-72
Break-even live
Break-even rent
$1,783
Max offer price
$174,527
Occupancy floor
99%
Sensitivity live
| Price | -10% $55 | -5% $-8 | +0% $-72 | +5% $-136 | +10% $-200 |
|---|---|---|---|---|---|
| Rent | -10% $-206 | -5% $-139 | +0% $-72 | +5% $-6 | +10% $61 |
| Rate | -1.0pp $21 | -0.5pp $-25 | base $-72 | +0.5pp $-120 | +1.0pp $-169 |
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
- $46,250
- Closing costs
- $5,550
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 2 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1315 Cedar Ln Tullahoma, TN | 1.0–2.0 | 1.0–2.0 | 902 | $1,395 | $1.55 | 72d | 1 | 0.81mi |
| 612 Marbury Rd Tullahoma, TN | 3.0 | 2.0 | 1200 | $1,600 | $1.33 | 93d | 1 | 1.00mi |
Property features AI
Finance
- HOA & community
- HOA with a $130 monthly feeOne-time association fee of $200HOA includes grounds maintenance and trash
Exterior
- Parking
- 2 open parking spaces on concrete (total 2 parking spaces)
- Utilities
- Public waterPublic sewerElectricity available
- Home design
- Residential attached property (horizontal property regime)Two levelsNew construction
- Construction
- Brick constructionShingle roofSlab foundationNewly built
- Exterior features
- PatioLevel lot
Interior
- Kitchen
- Electric ovenElectric rangeMicrowaveRefrigeratorStainless steel appliances
- Bedrooms
- 3 bedrooms (1 on the main level)Bedroom sizes approximately 9x9, 12x14, 12x12
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- Ceiling fan(s)
- Laundry & utility
- Washer hookupElectric dryer hookupWasher and dryer included
HOA detail $130/mo · $1,560/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 27 events
-
2026-07-02days on market $185,000 Active 65 DOM
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2026-07-01days on market $185,000 Active 64 DOM
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2026-06-30days on market $185,000 Active 63 DOM
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2026-06-29days on market $185,000 Active 62 DOM
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2026-06-28days on market $185,000 Active 61 DOM
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2026-06-28days on market $185,000 Active 60 DOM
-
2026-06-27days on market $185,000 Active 59 DOM
-
2026-06-26days on market $185,000 Active 58 DOM
-
2026-06-22days on market $185,000 Active 55 DOM
-
2026-06-19days on market $185,000 Active 52 DOM
-
2026-06-18days on market $185,000 Active 51 DOM
-
2026-06-17days on market $185,000 Active 50 DOM
-
2026-06-16days on market $185,000 Active 49 DOM
-
2026-06-15days on market $185,000 Active 48 DOM
-
2026-06-14days on market $185,000 Active 46 DOM
-
2026-06-13days on market $185,000 Active 45 DOM
-
2026-06-10days on market $185,000 Active 43 DOM
-
2026-06-09days on market $185,000 Active 42 DOM
-
2026-06-08days on market $185,000 Active 41 DOM
-
2026-06-07days on market $185,000 Active 40 DOM
-
2026-06-05days on market $185,000 Active 37 DOM
-
2026-06-03price $185,000 Active 35 DOM
-
2026-06-02days on market $199,900 Active 35 DOM
-
2026-06-01days on market $199,900 Active 34 DOM
-
2026-05-31days on market $199,900 Active 33 DOM
-
2026-05-30days on market $199,900 Active 32 DOM
-
2026-04-28$199,900 Active
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $20,295
- − Mortgage interest
- −$10,363
- − Property taxes
- −$2,775
- − Insurance
- −$925
- − Repairs & maintenance
- −$1,624
- − Management
- −$1,624
- − HOA
- −$1,560
- − Depreciation
- −$5,382
- Taxable loss
- −$3,956
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$950
- After-tax cash flow
- $81/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This move-in-ready 3BR/2BA townhome offers a modern design and is located in a prime location. It is in good condition with no visible repairs needed.
Value-add opportunities
- Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
- Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value ↑
- Both Add a smart home system — Modern technology can increase the home's value and appeal to tech-savvy buyers ↑
F
Composite school gradezoned avg 28/100
Zoned Schools
Elementary
Robert E Lee Elementary
F
TN #253/952
Nat'l #20,819/41,679
Middle
East Middle School
F
TN #176/333
Nat'l #11,208/14,009
High
Tullahoma High School
F
TN #145/332
Nat'l #13,485/17,239
Schools (NCES district)
- District
- Tullahoma
- NCES district ID
- 4704200
- Math proficiency
- 23% ▼ -5.00%
- Reading proficiency
- 24% ▼ -4.00%
- Median HH income
- $37,384
- Composite
- 19.61/100
- National rank
- #8752
- State rank
- #101 of 139 in TN
C
Composite livability gradescore 67/100
Livability — Tullahoma
- Score
- 67/100
- State rank
- #109
- US rank
- #11169
Category grades
Amenities F
Commute F
Cost of living A+
Crime D+
Employment D+
Housing A+
Health & safety C-
User ratings B
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Tullahoma, TN
- County
- Coffee County · 57,234 people
- City population
- 27,939
- Metro
- Tullahoma-Manchester, TN
- Population (ZIP)
- 27,939
- Household income
- $59,537
- Rent vs Own
- Severe rent burden
- 4% of renters
Population outlook (Coffee County) Hauer SSP2
- Today (2025)
- 57,234 people
- By 2030
- 58,571 · +2.3%
- By 2040
- 60,972 · +6.5%
- By 2050
- 62,537 · +9.3%
- By 2075
- 65,694 · +14.8%
- By 2100
- 63,355 · +10.7%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (86%)
- Race & ethnicity
- White 86% Two or more races 6% Hispanic / Latino 5% Black 5%
- Hispanic origin (detail)
- Mexican 2%
- Common ancestry
- Slovak 3% Italian 3% Serbian 2%
- Foreign-born
- 2% · Canada, China
- Languages at home
- 96% English-only · Spanish 3%
Political lean MEDSL · Coffee
- 2024 margin
- Solid R (+55.1) · D 21.8% · R 76.9% · Other 1.3%
- 2008→2024 swing
- -25.7pp toward R · 2008: -29.4pp · 2024: -55.1pp
- All cycles
- 2024: R+55.1 2020: R+50.2 2016: R+48.6 2012: R+37.1 2008: R+29.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -78.82%
- Current HPI
- 317.7062
- Rent YoY
- —
- Metro
- Tullahoma-Manchester, TN
- State GDP YoY
- ▲ 2.78%
- F500 in state
- 22
Industry mix (Fortune 500 HQ in TN)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Healthcare | 3 | $91B |
|
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| Retail | 3 | $72B |
|
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| Transportation / Logistics | 1 | $88B |
|
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| Paper / Packaging | 1 | $19B |
|
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| Insurance | 1 | $13B |
|
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| Energy | 1 | $12B |
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Price history
-7.5% since first listed2 events — show timeline
- 2026-06-02 Price Changed $185,000 REALTRACS as Distributed by MLS Grid
- 2026-04-28 Listed $199,900 REALTRACS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…