185 Hudson St · Woodland Mills, TN 38261

$145,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 11 Days on market

Built 1987 0.35 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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Cozy! 3BR 1 and half Bath home with approx. .44 acres. This home has very nice laminate hardwood floors, Ceramic tile in kitchen and both baths. 1 Car Garage, Kitchen has gas stove, dishwasher, fridge, tile back splash. This is a move in ready home so come see it today before its gone. All Information Deemed Reliable But Not Guaranteed.

Key facts

• Bright living area
• Spacious kitchen
• Large yard

Tags

• BRIGHT LIVING AREA
• SPACIOUS KITCHEN
• LARGE YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $75 ($899/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 (17.4% below list).
• Recommended offer: $120k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#327 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Obion County (rural): math 40% / reading 37% proficiency, ranked #17 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Road Elementary (math 41% / reading 38%, grade F, #231 of 952 statewide, top 26%, 537 students, 0% FRL); Obion County Central High School (math 22% / reading 32%, grade F, #104 of 332 statewide, top 33%, 745 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Obion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $64k; list at $145k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,777 (17.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.83% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-18,786
• Equity at exit: $21,620

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-10,467
• Equity at exit: $12,537

Cash invested: $40,600 (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 38261

• Home prices YoY: -20.9%
• Active inventory: 31
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $75

Break-even live

Break-even rent $1,103

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $157	-5% $116	+0% $75	+5% $34	+10% $-7
Rent	-10% $-20	-5% $28	+0% $75	+5% $122	+10% $170
Rate	-1.0pp $148	-0.5pp $112	base $75	+0.5pp $37	+1.0pp $-1

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-13
   listed $145,000 Active
3. 2017-05-22
   soldstatus $63,700
4. 2017-05-18
   soldstatus $63,700 343-char remark

   Show marketing remark (343 chars)

   Very Cozy! 3BR 1 and half Bath home with approx. .44 acres. This home has very nice laminate hardwood floors, Ceramic tile in kitchen and both baths. 1 Car Garage, Kitchen has gas stove, dishwasher, fridge, tile back splash. This is a move in ready home so come see it today before its gone. All Information Deemed Reliable But Not Guaranteed.

5. 2016-11-16
   listed $65,000 343-char remark

   Show marketing remark (343 chars)

   Very Cozy! 3BR 1 and half Bath home with approx. .44 acres. This home has very nice laminate hardwood floors, Ceramic tile in kitchen and both baths. 1 Car Garage, Kitchen has gas stove, dishwasher, fridge, tile back splash. This is a move in ready home so come see it today before its gone. All Information Deemed Reliable But Not Guaranteed.

6. 2009-09-02
   soldstatus $45,000
7. 1998-05-28
   soldstatus $54,500

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$424/yr (+$35/mo · 69.9%)

ⓘ 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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,373
• − Mortgage interest: −$8,122
• − Property taxes: −$606
• − Insurance: −$725
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,218
• Taxable loss: −$1,598
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,283/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: Obion County
• NCES district ID: 4703270
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $41,678
• Composite: 32.48/100
• National rank: #5710
• State rank: #17 of 139 in TN

Livability — Woodland Mills

• Score: 57/100
• State rank: #327
• US rank: #21762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland Mills, TN
• Population (ZIP): 16,338

Population outlook (Obion County) Hauer SSP2

• Today (2025): 28,434 people
• By 2030: 27,100 · -4.7%
• By 2040: 24,381 · -14.3%
• By 2050: 22,043 · -22.5%
• By 2075: 18,236 · -35.9%
• By 2100: 16,435 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 16% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Obion

• 2024 margin: Solid R (+64.9) · D 17.2% · R 82.1%
• 2008→2024 swing: -30.8pp toward R · 2008: -34.1pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+60.6 2016: R+58.1 2012: R+44.7 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.55%
• Current HPI: 191.8825
• 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

+166.1% since first listed

7 events — show timeline

• 2026-04-24 Pending — RRAR as distributed by MLS GRID
• 2026-04-13 Listed $145,000 RRAR as distributed by MLS GRID
• 2017-05-22 Sold (Public Records) $63,700 Public Records
• 2017-05-18 Sold (MLS) $63,700 RRAR as distributed by MLS GRID
• 2016-11-16 Listed $65,000 RRAR as distributed by MLS GRID
• 2009-09-02 Sold (Public Records) $45,000 Public Records
• 1998-05-28 Sold (Public Records) $54,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $606 · +0.0% YoY. Source: county tax records.