380 SE Oakland Trl · South Cleveland, TN 37323

$239,900

4 bd · 2.0 ba · 972 sqft · SingleFamily public records · 170 Days on market

Built 1970 0.29 ac lot Est $215k · 12% over

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 380 Oakland Trail SE, a beautifully updated tri level home in the heart of Cleveland. With 4 bedrooms and 2 full bathrooms across 1,500 sq ft, this property blends modern updates with everyday comfort. Comprehensive renovations were completed in early 2024, including a new roof, gutters, siding, and soffit, along with a new HVAC system and ductwork. Inside, you'll find new flooring, cabinets, countertops, appliances, interior and exterior doors, updated plumbing, fixtures, and lighting throughout. In late 2024, the sellers added a second septic tank with pump and an all new drain field, providing long term peace of mind. The main level features an open living room, dining area, a

Key facts

• New flooring
• New cabinets
• New countertops

Tags

• UPDATED TRI LEVEL HOME
• NEW ROOF
• NEW HVAC SYSTEM
• NEW FLOORING
• NEW CABINETS
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $17 ($203/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (24.4% below list).
• Recommended offer: $181k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in South Cleveland — 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 63/100 on livability (#201 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Bradley County (other): math 35% / reading 34% proficiency, ranked #33 of 139 in TN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Fox Elementary School (math 45% / reading 38%, grade F, #212 of 952 statewide, top 22%, 510 students, 0% FRL); Lake Forest Middle School (math 32% / reading 26%, grade F, #110 of 333 statewide, top 34%, 1,127 students, 0% FRL); Bradley Central High School (math 13% / reading 31%, grade F, #163 of 332 statewide, top 51%, 1,677 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: 374 active listings in the ZIP; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,437 (24.4% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is F 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?
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 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $214,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 Timber Hill Ln SE	0.54mi	3/1.0 (-1)	972 (0%)	2mo	$257,000	$264	64
265 SE Oakland Trl	0.16mi	3/1.0 (-1)	1,008 (+4%)	20mo	$185,000	$184	61
3477 Crawford Dr SE	0.47mi	3/1.0 (-1)	1,014 (+4%)	3mo	$215,500	$213	60
3610 King Ct SE	0.62mi	3/1.0 (-1)	950 (-2%)	2mo	$210,000	$221	56
3610 King Ct	0.62mi	3/1.0 (-1)	950 (-2%)	2mo	$210,000	$221	56
3330 Archer Ln SE	0.33mi	3/1.0 (-1)	1,050 (+8%)	8mo	$140,000	$133	55
2860 Mcdaris Cir SE	0.22mi	3/2.5 (-1)	1,104 (+14%)	8mo	$270,000	$245	54
3476 Crawford Dr SE	0.47mi	3/1.0 (-1)	1,008 (+4%)	16mo	$224,900	$223	49
2226 Buchanan Rd SE	0.74mi	3/2.0 (-1)	950 (-2%)	13mo	$190,000	$200	46
3298 Trewhitt Rd SE	0.72mi	3/2.0 (-1)	1,056 (+9%)	12mo	$239,900	$227	37
2230 Buchanan Rd SE	0.74mi	3/2.0 (-1)	846 (-13%)	14mo	$215,000	$254	28
1980 Woodlawn St	0.75mi	3/1.0 (-1)	1,100 (+13%)	11mo	$241,000	$219	25

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-37,918
• Equity at exit: $35,770

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-32,122
• Equity at exit: $20,742

Cash invested: $67,172 (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 37323

• Home prices YoY: -23.5%
• Active inventory: 374
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $17

Break-even live

Break-even rent $1,793

Max offer price $239,900

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $85	+0% $17	+5% $-51	+10% $-119
Rent	-10% $-126	-5% $-55	+0% $17	+5% $89	+10% $160
Rate	-1.0pp $138	-0.5pp $78	base $17	+0.5pp $-45	+1.0pp $-108

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-03-15
   status Pending
2. 2026-01-17
   price $239,900
3. 2025-12-03
   historical
4. 2025-12-03
   listed $180,000
5. 2025-12-01
   historical
6. 2025-12-01
   listed $180,000
7. 2025-12-01
   listed $119,900
8. 2025-11-04
   price $245,000
9. 2025-10-27
   price $263,500
10. 2025-10-20
    price $270,000
11. 2025-10-10
    price $275,000
12. 2025-09-27
    listed $290,000 Active
13. 2024-09-16
    soldstatus $259,000
14. 2024-09-15
    listed $259,900
15. 2024-06-21
    soldstatus $259,000 Closed
16. 2024-06-21
    soldstatus $259,000
17. 2024-06-21
    soldstatus $259,000
18. 2024-05-03
    historical Active Under Contract
19. 2024-04-22
    listed $259,900 Active
20. 2024-02-02
    soldstatus $119,900
21. 2024-02-02
    soldstatus $119,900 Closed
22. 2024-02-02
    soldstatus $119,900 Closed
23. 2024-02-02
    soldstatus $119,900
24. 2024-01-24
    status Pending
25. 2024-01-24
    status Pending
26. 2024-01-24
    listed $119,900 Active
27. 2024-01-24
    listed $119,900 Active
28. 2023-10-23
    price $180,000
29. 2023-10-16
    listed $180,000

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$1,002/yr (+$84/mo · 143.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,772
• − Mortgage interest: −$13,438
• − Property taxes: −$701
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,979
• Taxable loss: −$4,029
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,170/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: Bradley County
• NCES district ID: 4700330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,807
• Composite: 29.54/100
• National rank: #6494
• State rank: #33 of 139 in TN

Livability — South Cleveland

• Score: 63/100
• State rank: #201
• US rank: #15753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 31,043
• Metro: Cleveland, TN
• Population (ZIP): 31,948
• Household income: $68,768
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 371.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Subsaharan African 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.38%
• Current HPI: 287.3643
• Rent YoY: —
• Metro: Cleveland, TN
• 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

+33.3% since first listed

29 events — show timeline

• 2026-03-15 Pending — GCAR
• 2026-01-17 Price Changed $239,900 GCAR
• 2025-12-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-03 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-01 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2025-12-01 Listed $119,900 REALTRACS as Distributed by MLS Grid
• 2025-11-04 Price Changed $245,000 GCAR
• 2025-10-27 Price Changed $263,500 GCAR
• 2025-10-20 Price Changed $270,000 GCAR
• 2025-10-10 Price Changed $275,000 GCAR
• 2025-09-27 Listed $290,000 GCAR
• 2024-09-16 Sold (MLS) $259,000 GCAR
• 2024-09-15 Listed $259,900 GCAR
• 2024-06-21 Sold (Public Records) $259,000 Public Records
• 2024-06-21 Sold (MLS) $259,000 REALTRACS as Distributed by MLS Grid
• 2024-06-21 Sold (MLS) $259,000 RCAOR
• 2024-05-03 Contingent — RCAOR
• 2024-04-22 Listed $259,900 RCAOR
• 2024-02-02 Sold (Public Records) $119,900 Public Records
• 2024-02-02 Sold (MLS) $119,900 RCAOR
• 2024-02-02 Sold (MLS) $119,900 GCAR
• 2024-02-02 Sold (MLS) $119,900 REALTRACS as Distributed by MLS Grid
• 2024-01-24 Pending — GCAR
• 2024-01-24 Pending — RCAOR
• 2024-01-24 Listed $119,900 GCAR
• 2024-01-24 Listed $119,900 RCAOR
• 2023-10-23 Price Changed $180,000 GCAR
• 2023-10-16 Listed $180,000 RCAOR

Property tax history

+3.8%/yr

Latest (2025): $701 · +44.8% YoY. Source: county tax records.