2161 Claude Fox Rd · Cornersville, TN 37047

$229,900

1 bd · 1.0 ba · 960 sqft · Other · 53 Days on market

Built 2026 2.08 ac lot ↓ 4% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

New Construction Country Cottage, 2.08 Acres, One Bedroom, One flex space room, spacious kitchen, beautiful setting and only a few miles to I-65

Key facts

• New construction
• Spacious kitchen
• 2.08 acres

Tags

• NEW CONSTRUCTION
• SPACIOUS KITCHEN
• 2.08 ACRES

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence; One story; New construction; Residential property
• Construction: Vinyl siding; New construction
• Exterior features: Patio; Lot of about 2.08 acres

Interior

• Kitchen: Range, Dishwasher, Microwave
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Range, Dishwasher, Microwave; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $-379 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (33.4% below list).
• Recommended offer: $153k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#152 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D+, amenities F.
• Marshall County (rural): math 31% / reading 29% proficiency, ranked #58 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornersville Elementary (math 35% / reading 34%, grade F, #319 of 952 statewide, top 37%, 468 students, 0% FRL); Cornersville School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 442 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 44 active listings in the ZIP; 400 units permitted in Marshall County in 2024 (75 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Marshall County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 8, 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 53 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

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 $153,149 (33.4% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.06%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.70×
• Total profit: $-19,490
• Equity at exit: $78,825

10-year hold

• IRR: -0.6%
• Equity multiple: 0.93×
• Total profit: $-4,385
• Equity at exit: $105,016

Cash invested: $64,372 (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 37047

• Home prices YoY: 0.3%
• Active inventory: 44
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-379

Break-even live

Break-even rent $2,011

Max offer price $175,071

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-299	+0% $-379	+5% $-458	+10% $-538
Rent	-10% $-500	-5% $-439	+0% $-379	+5% $-318	+10% $-258
Rate	-1.0pp $-263	-0.5pp $-320	base $-379	+0.5pp $-438	+1.0pp $-499

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $229,900 Active 53 DOM
2. 2026-06-18
   days on market $229,900 Active 50 DOM
3. 2026-06-17
   days on market $229,900 Active 49 DOM
4. 2026-06-16
   days on market $229,900 Active 48 DOM
5. 2026-06-15
   days on market $229,900 Active 47 DOM
6. 2026-06-13
   days on market $229,900 Active 45 DOM
7. 2026-06-09
   days on market $229,900 Active 41 DOM
8. 2026-06-08
   days on market $229,900 Active 40 DOM
9. 2026-06-07
   days on market $229,900 Active 39 DOM
10. 2026-06-03
    days on market $229,900 Active 35 DOM
11. 2026-06-02
    days on market $229,900 Active 34 DOM
12. 2026-06-02
    price $229,900 Active 33 DOM
13. 2026-06-01
    days on market $239,900 Active 33 DOM
14. 2026-05-31
    days on market $239,900 Active 32 DOM
15. 2026-04-29
    listed $239,900 Active 144-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,378
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$6,688
• Taxable loss: −$8,727
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-2,453/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: Marshall County
• NCES district ID: 4702670
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $43,058
• Composite: 25.56/100
• National rank: #7426
• State rank: #58 of 139 in TN

Livability — Cornersville

• Score: 65/100
• State rank: #152
• US rank: #13391

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): 2,685

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,222 people
• By 2030: 33,867 · +1.9%
• By 2040: 34,743 · +4.6%
• By 2050: 34,954 · +5.2%
• By 2075: 34,652 · +4.3%
• By 2100: 31,862 · -4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 18% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.6) · D 21.2% · R 77.8%
• 2008→2024 swing: -17.0pp toward R · 2008: -39.6pp · 2024: -56.6pp
• All cycles: 2024: R+56.6 2020: R+50.0 2016: R+46.6 2012: R+28.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 366.0155
• 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

-4.2% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $229,900 REALTRACS as Distributed by MLS Grid
• 2026-04-29 Listed $239,900 REALTRACS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $99 · +7.6% YoY. Source: county tax records.