261 London Ct · Baxter, TN 38544

$1,925

3 bd · 2.5 ba · 1,634 sqft · SingleFamily · 54 Days on market

Built 2026 5,200 sqft lot $1/sqft · 99% below area

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ANNUAL RENTAL -- BRAND NEW!!! 3 Bedroom + Loft 2 1/2 Bath Home with 2 Car Garage and open Patio. Located in the New Community of Paddington Place. Home features Vinyl Flooring, Quartz Counters, Stainless Steel Appliances, Window Blinds, Washer + Dryer. Excellent location near I-40 in Baxter. Be the First to Occupy this Beautiful Home!!

Key facts

• Quartz counters
• Vinyl flooring
• Open patio

Tags

• VINYL FLOORING
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• WINDOW BLINDS
• WASHER + DRYER
• OPEN PATIO

🏷️ Possibly a rental listed for sale. The $1,925 price doesn't fit this home's estimated sale value (~$287,639) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 592.9% vs local median 1.8% in Baxter — 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 66/100 on livability (#131 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $207 of equity ($14 loan paydown + $193 appreciation (10.0% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $539 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,867 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 62.75% ✓
• Cap rate: 592.89%
• Cash-on-cash: 2094.99%
• DSCR: 94.22
• GRM: 0.1

CMA / ARV

• ARV (median comp): $287,639
• List price: $1,925
• Delta: -99.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 London Ct	0.00mi	3/2.5	1,634 (0%)	2mo	$249,990	$153	98
249 London Ct	0.05mi	3/2.5	1,634 (0%)	9mo	$293,440	$180	90
267 London Ct	0.01mi	4/2.5 (+1)	1,821 (+11%)	2mo	$259,990	$143	74
304 London Ct	0.08mi	4/2.5 (+1)	1,821 (+11%)	1mo	$284,700	$156	72
231 London Ct	0.05mi	4/2.5 (+1)	1,821 (+11%)	9mo	$299,990	$165	66
209 Dale Mires Ln	0.12mi	3/2.0	1,474 (-10%)	19mo	$239,990	$163	60
199 Dale Mires Ln	0.12mi	3/2.5	1,474 (-10%)	22mo	$249,990	$170	60
195 Dale Mires Ln	0.12mi	3/2.5	1,474 (-10%)	22mo	$259,990	$176	60
311 Valley Pointe Dr	0.63mi	3/2.0	1,470 (-10%)	1mo	$305,000	$207	51
321 Circle Dr	0.64mi	4/2.5 (+1)	1,615 (-1%)	15mo	$275,000	$170	51
317 Circle Dr	0.66mi	3/2.0	1,458 (-11%)	13mo	$241,000	$165	39
558 First Ave S S	0.50mi	4/2.0 (+1)	1,864 (+14%)	11mo	$295,000	$158	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 114.17×
• Total profit: $60,999
• Equity at exit: $1,734

10-year hold

• IRR: —
• Equity multiple: 246.90×
• Total profit: $132,539
• Equity at exit: $3,740

Cash invested: $539 (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 38544

• Home prices YoY: 5.0%
• Active inventory: 200
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $29/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $941

Break-even live

Break-even rent $17

Max offer price $1,925

Occupancy floor 17%

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: $481
• Closing costs: $58
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-13
   days on market $1,925 Active 54 DOM
2. 2026-06-10
   days on market $1,925 Active 52 DOM
3. 2026-06-09
   days on market $1,925 Active 51 DOM
4. 2026-06-08
   days on market $1,925 Active 50 DOM
5. 2026-06-07
   days on market $1,925 Active 49 DOM
6. 2026-06-05
   days on market $1,925 Active 46 DOM
7. 2026-06-02
   days on market $1,925 Active 44 DOM
8. 2026-06-01
   days on market $1,925 Active 43 DOM
9. 2026-05-31
   days on market $1,925 Active 42 DOM
10. 2026-05-30
    days on market $1,925 Active 41 DOM
11. 2026-04-30
    price $1,925 339-char remark

    Show marketing remark (339 chars)

    ANNUAL RENTAL -- BRAND NEW!!! 3 Bedroom + Loft 2 1/2 Bath Home with 2 Car Garage and open Patio. Located in the New Community of Paddington Place. Home features Vinyl Flooring, Quartz Counters, Stainless Steel Appliances, Window Blinds, Washer + Dryer. Excellent location near I-40 in Baxter. Be the First to Occupy this Beautiful Home!!

12. 2026-04-25
    price $1,975 339-char remark

    Show marketing remark (339 chars)

    ANNUAL RENTAL -- BRAND NEW!!! 3 Bedroom + Loft 2 1/2 Bath Home with 2 Car Garage and open Patio. Located in the New Community of Paddington Place. Home features Vinyl Flooring, Quartz Counters, Stainless Steel Appliances, Window Blinds, Washer + Dryer. Excellent location near I-40 in Baxter. Be the First to Occupy this Beautiful Home!!

13. 2026-04-21
    soldstatus $249,990 Closed 997-char remark

    Show marketing remark (997 chars)

    Welcome to the Cabral, a stunning two-story single-family home at Paddington Place in Baxter, TN. This new construction features 3 bedrooms and 2.5 bathrooms, blending modern design with elegant curb appeal. Step inside to discover a spacious eat-in kitchen with quartz countertops and Whirlpool stainless steel appliances. The kitchen opens to a bright, open-concept living area and a separate dining space overlooking the patio. A convenient half bath is located just down the hall. Upstairs, the primary bedroom offers a large walk-in closet and an ensuite bathroom with double vanities. Two additional bedrooms share a full bath, with a laundry room conveniently placed between them. Every home in Paddington Place includes smart home technology, providing security and ease of control whether you're home or away. Manage lighting, temperature, and more right from your smart device with the Home is Connected package. Contact us today to learn more about the Cabral your new home in Baxter.

14. 2026-04-19
    listed $1,995 Active 339-char remark

    Show marketing remark (339 chars)

    ANNUAL RENTAL -- BRAND NEW!!! 3 Bedroom + Loft 2 1/2 Bath Home with 2 Car Garage and open Patio. Located in the New Community of Paddington Place. Home features Vinyl Flooring, Quartz Counters, Stainless Steel Appliances, Window Blinds, Washer + Dryer. Excellent location near I-40 in Baxter. Be the First to Occupy this Beautiful Home!!

15. 2026-03-30
    status Pending 997-char remark

    Show marketing remark (997 chars)

    Welcome to the Cabral, a stunning two-story single-family home at Paddington Place in Baxter, TN. This new construction features 3 bedrooms and 2.5 bathrooms, blending modern design with elegant curb appeal. Step inside to discover a spacious eat-in kitchen with quartz countertops and Whirlpool stainless steel appliances. The kitchen opens to a bright, open-concept living area and a separate dining space overlooking the patio. A convenient half bath is located just down the hall. Upstairs, the primary bedroom offers a large walk-in closet and an ensuite bathroom with double vanities. Two additional bedrooms share a full bath, with a laundry room conveniently placed between them. Every home in Paddington Place includes smart home technology, providing security and ease of control whether you're home or away. Manage lighting, temperature, and more right from your smart device with the Home is Connected package. Contact us today to learn more about the Cabral your new home in Baxter.

16. 2026-03-27
    price $269,990 997-char remark

    Show marketing remark (997 chars)

    Welcome to the Cabral, a stunning two-story single-family home at Paddington Place in Baxter, TN. This new construction features 3 bedrooms and 2.5 bathrooms, blending modern design with elegant curb appeal. Step inside to discover a spacious eat-in kitchen with quartz countertops and Whirlpool stainless steel appliances. The kitchen opens to a bright, open-concept living area and a separate dining space overlooking the patio. A convenient half bath is located just down the hall. Upstairs, the primary bedroom offers a large walk-in closet and an ensuite bathroom with double vanities. Two additional bedrooms share a full bath, with a laundry room conveniently placed between them. Every home in Paddington Place includes smart home technology, providing security and ease of control whether you're home or away. Manage lighting, temperature, and more right from your smart device with the Home is Connected package. Contact us today to learn more about the Cabral your new home in Baxter.

17. 2026-03-14
    price $259,990 997-char remark

    Show marketing remark (997 chars)

    Welcome to the Cabral, a stunning two-story single-family home at Paddington Place in Baxter, TN. This new construction features 3 bedrooms and 2.5 bathrooms, blending modern design with elegant curb appeal. Step inside to discover a spacious eat-in kitchen with quartz countertops and Whirlpool stainless steel appliances. The kitchen opens to a bright, open-concept living area and a separate dining space overlooking the patio. A convenient half bath is located just down the hall. Upstairs, the primary bedroom offers a large walk-in closet and an ensuite bathroom with double vanities. Two additional bedrooms share a full bath, with a laundry room conveniently placed between them. Every home in Paddington Place includes smart home technology, providing security and ease of control whether you're home or away. Manage lighting, temperature, and more right from your smart device with the Home is Connected package. Contact us today to learn more about the Cabral your new home in Baxter.

18. 2026-02-27
    listed $249,990 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to the Cabral, a stunning two-story single-family home at Paddington Place in Baxter, TN. This new construction features 3 bedrooms and 2.5 bathrooms, blending modern design with elegant curb appeal. Step inside to discover a spacious eat-in kitchen with quartz countertops and Whirlpool stainless steel appliances. The kitchen opens to a bright, open-concept living area and a separate dining space overlooking the patio. A convenient half bath is located just down the hall. Upstairs, the primary bedroom offers a large walk-in closet and an ensuite bathroom with double vanities. Two additional bedrooms share a full bath, with a laundry room conveniently placed between them. Every home in Paddington Place includes smart home technology, providing security and ease of control whether you're home or away. Manage lighting, temperature, and more right from your smart device with the Home is Connected package. Contact us today to learn more about the Cabral your new home in Baxter.

19. 2026-02-23
    price $249,990
20. 2026-01-20
    price $281,990
21. 2025-09-20
    price $289,990

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $14,496
• − Mortgage interest: −$108
• − Property taxes: −$29
• − Insurance: −$10
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$56
• Taxable income: $11,974
• Est. tax owed @ 24.0%: −$2,874
• After-tax cash flow: $8,418/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: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Baxter

• Score: 66/100
• State rank: #131
• US rank: #12008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,413

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 3%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.12%
• Current HPI: 320.6255
• 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

-99.3% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $1,925 UCMLS
• 2026-04-25 Price Changed $1,975 UCMLS
• 2026-04-21 Sold (MLS) $249,990 UCMLS
• 2026-04-19 Listed $1,995 UCMLS
• 2026-03-30 Pending — UCMLS
• 2026-03-27 Price Changed $269,990 UCMLS
• 2026-03-14 Price Changed $259,990 UCMLS
• 2026-02-27 Listed $249,990 UCMLS
• 2026-02-23 Price Changed $249,990 UCMLS
• 2026-01-20 Price Changed $281,990 UCMLS
• 2025-09-20 Price Changed $289,990 UCMLS