15 Sunkist Beach Rd Rd · Tiptonville, TN 38079

$146,300

3 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 21 Days on market

Built 1972 1.32 ac lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Just Listed!! This Home Is Very Appealing In Many Ways!! Home Has 2-3 Bedrooms, 2 Baths, Kitchen Has Plenty Of Counter/Cabinet Space, Enclosed Front Porch. There Is A Bunk House With 2 Baths, & Kitchen Area. All Of This Sits On A Large Corner Lot Size & Priced To Sell! Located Not Far From The Lake. Everyday At This Home Could Be Your Vacation. All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer".

Key facts

• Large corner lot
• Bunk house
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• BUNK HOUSE
• LARGE CORNER LOT

Property features AI

Finance

• Other: Listing broker: THE GINA MILLER REALTY COMPANY

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Paved road access; Lot of approximately 1.32 acres

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $14 ($173/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 $120k (18.2% below list).
• Recommended offer: $120k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#302 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, amenities F, commute F.
• Lake County (rural): math 11% / reading 14% proficiency, ranked #135 of 139 in TN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Margaret Newton Elementary (210 students, 0% FRL); Lara Kendall Elementary (math 12% / reading 12%, grade F, #242 of 333 statewide, top 74%, 340 students, 0% FRL); Lake Co High School (math 5% / reading 24%, grade F, #237 of 332 statewide, top 75%, 199 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 3 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $66k; list at $146k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,742 (18.2% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.27×
• Total profit: $11,083
• Equity at exit: $57,878

10-year hold

• IRR: 8.6%
• Equity multiple: 2.17×
• Total profit: $47,770
• Equity at exit: $83,478

Cash invested: $40,964 (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 38079

• Home prices YoY: 1.1%
• Active inventory: 32
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$767
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $14

Break-even live

Break-even rent $1,179

Max offer price $146,300

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $56	+0% $14	+5% $-27	+10% $-68
Rent	-10% $-80	-5% $-33	+0% $14	+5% $62	+10% $109
Rate	-1.0pp $88	-0.5pp $52	base $14	+0.5pp $-23	+1.0pp $-62

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: $36,575
• Closing costs: $4,389
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $146,300 Active 21 DOM
2. 2026-06-21
   days on market $146,300 Active 20 DOM
3. 2026-06-21
   days on market $146,300 Active 19 DOM
4. 2026-06-18
   days on market $146,300 Active 17 DOM
5. 2026-06-17
   days on market $146,300 Active 16 DOM
6. 2026-06-16
   days on market $146,300 Active 15 DOM
7. 2026-06-15
   days on market $146,300 Active 14 DOM
8. 2026-06-13
   days on market $146,300 Active 12 DOM
9. 2026-06-12
   days on market $146,300 Active 11 DOM
10. 2026-06-09
    days on market $146,300 Active 8 DOM
11. 2026-06-08
    days on market $146,300 Active 7 DOM
12. 2026-06-08
    days on market $146,300 Active 6 DOM
13. 2026-06-05
    days on market $146,300 Active 4 DOM
14. 2026-06-03
    days on market $146,300 Active 2 DOM
15. 2026-06-02
    remarks 494-char remark
16. 2026-06-02
    listed $146,300 Active 1 DOM

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,369
• − Mortgage interest: −$8,195
• − Property taxes: −$1,240
• − Insurance: −$732
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,256
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $738/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: Lake County
• NCES district ID: 4702280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 14% ▼ -9.00%
• Median HH income: $29,058
• Composite: 9.69/100
• National rank: #9833
• State rank: #135 of 139 in TN

Livability — Tiptonville

• Score: 58/100
• State rank: #302
• US rank: #20747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,450

Population outlook (Lake County) Hauer SSP2

• Today (2025): 7,234 people
• By 2030: 7,045 · -2.6%
• By 2040: 6,848 · -5.3%
• By 2050: 6,681 · -7.6%
• By 2075: 5,629 · -22.2%
• By 2100: 4,211 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 7% Hispanic / Latino 4% Native American 2%
• Common ancestry: Iranian 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lake

• 2024 margin: Solid R (+54.9) · D 22.1% · R 77.0%
• 2008→2024 swing: -48.1pp toward R · 2008: -6.7pp · 2024: -54.9pp
• All cycles: 2024: R+54.9 2020: R+47.5 2016: R+39.6 2012: R+13.4 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 189.4148
• 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

+121.7% since first listed

10 events — show timeline

• 2026-06-01 Listed $146,300 RRAR as distributed by MLS GRID
• 2025-06-13 Price Changed $260,000 CWTAR
• 2024-10-24 Price Changed $259,000 CWTAR
• 2024-09-16 Price Changed $269,900 CWTAR
• 2024-06-26 Price Changed $285,000 CWTAR
• 2024-06-12 Price Changed $299,900 CWTAR
• 2024-05-06 Delisted — CWTAR
• 2024-01-26 Price Changed $229,900 CWTAR
• 2023-10-30 Listed $259,900 CWTAR
• 1998-03-20 Sold (Public Records) $66,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,240 · +0.0% YoY. Source: county tax records.