1007 3rd St · South Pittsburg, TN 37380

$85,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 36 Days on market

Built 1934 4,356 sqft lot Est $168k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

Key facts

• Covered front porch
• Metal roof
• Separate dining room

Tags

• LARGE COUNTRY KITCHEN
• SEPARATE DINING ROOM
• METAL ROOF
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#218 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Pittsburg Elementary (math 31% / reading 27%, grade F, #461 of 952 statewide, top 49%, 521 students, 0% FRL); South Pittsburg High School (math 14% / reading 19%, grade F, #231 of 332 statewide, top 70%, 425 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 123 active listings in the ZIP; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.65% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Birch Ave	0.06mi	3/2.0	1,250 (+4%)	12mo	$260,000	$208	76
306 Birch Ave	0.04mi	3/1.0	1,069 (-11%)	19mo	$150,000	$140	64
104 Locust Ave	0.21mi	3/2.0	1,358 (+13%)	6mo	$180,000	$133	59
105 Locust Ave	0.22mi	2/1.0 (-1)	1,036 (-14%)	13mo	$70,000	$68	51
505 Magnolia Ave	0.46mi	2/1.0 (-1)	1,371 (+14%)	4mo	$169,000	$123	47
110 7th St	0.73mi	3/1.0	1,280 (+7%)	11mo	$202,500	$158	46
114 Laurel Ave	0.46mi	3/1.0	1,025 (-15%)	22mo	$115,000	$112	36
306 8th St	0.70mi	2/1.0 (-1)	1,040 (-13%)	7mo	$200,000	$192	34

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $18,192
• Equity at exit: $12,674

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $57,092
• Equity at exit: $7,349

Cash invested: $23,800 (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.

Methodology + full state rankings →

ZIP-level market 37380

• Home prices YoY: -5.1%
• Active inventory: 123
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $501

Break-even live

Break-even rent $767

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $549	-5% $525	+0% $501	+5% $477	+10% $453
Rent	-10% $391	-5% $446	+0% $501	+5% $557	+10% $612
Rate	-1.0pp $544	-0.5pp $523	base $501	+0.5pp $479	+1.0pp $457

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-02-12
   status Pending
2. 2026-01-07
   listed $85,000 Active
3. 2021-03-26
   soldstatus $60,000
4. 2021-03-25
   soldstatus $60,000 Closed 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

5. 2021-03-05
   historical 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

6. 2021-02-04
   price $65,000 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

7. 2020-08-19
   price $75,000 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

8. 2020-03-10
   status Active 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

9. 2020-02-12
   historical Contingent 380-char remark

   Show marketing remark (380 chars)

   Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

10. 2019-11-20
    listed $78,000 Active 380-char remark

    Show marketing remark (380 chars)

    Built in 1934, this nice 1,200 sf home is waiting for you to call your home. It features 3 Bedroom, 1 Bath, a large country Kitchen with separate Dining Room (Could be a 4th Bedroom). Very well kept and ready to move in. Central Heat and Air, with Natural Gas . New Metal Roof only 2 years old. Nice 7' x 26' Covered Front Porch for those nice summer nights. This one won't last.

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $698 · $58/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,818
• − Mortgage interest: −$4,761
• − Property taxes: −$698
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,473
• Taxable income: $4,972
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $4,823/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — South Pittsburg

• Score: 62/100
• State rank: #218
• US rank: #16522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Pittsburg, TN
• Population (ZIP): 6,604

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 2%
• Common ancestry: Italian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.95%
• Current HPI: 260.87
• 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

+9.0% since first listed

10 events — show timeline

• 2026-02-12 Pending — GCAR
• 2026-01-07 Listed $85,000 GCAR
• 2021-03-26 Sold (Public Records) $60,000 Public Records
• 2021-03-25 Sold (MLS) $60,000 GCAR
• 2021-03-05 Delisted — GCAR
• 2021-02-04 Price Changed $65,000 GCAR
• 2020-08-19 Price Changed $75,000 GCAR
• 2020-03-10 Relisted — GCAR
• 2020-02-12 Contingent — GCAR
• 2019-11-20 Listed $78,000 GCAR

Property tax history

+8.4%/yr

Latest (2025): $698 · +0.0% YoY. Source: county tax records.