318 Highway 20 · Summertown, TN 38483

$124,900

3 bd · 1.0 ba · 2,520 sqft · SingleFamily public records · 78 Days on market

Built 1935 2.74 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

.72 acre building lot in growing area. Just outside city limits. Lot has been perced for 3 bedroom home. Power/water available at road.

Key facts

• 2.74 acre lot
• Built 1935
• Listed 78 days

Property features AI

Exterior

• Parking: No covered or designated parking spaces listed
• Utilities: Public water available; Septic tank sewage; Electricity available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Property sits on approximately 2.74 acres

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Dishwasher; Refrigerator; Washer; Vinyl flooring; Crawl space basement
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#340 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.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Summertown Elementary (math 40% / reading 29%, grade F, #319 of 952 statewide, top 37%, 646 students, 0% FRL); Summertown High School (math 25% / reading 28%, grade F, #112 of 332 statewide, top 35%, 610 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: 89 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 78 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $125k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $93,108
• Equity at exit: $112,520

10-year hold

• IRR: 29.5%
• Equity multiple: 8.27×
• Total profit: $254,319
• Equity at exit: $242,653

Cash invested: $34,972 (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 38483

• Home prices YoY: 9.0%
• Active inventory: 89
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $395

Break-even live

Break-even rent $942

Max offer price $124,900

Occupancy floor 68%

Sensitivity live

Price	-10% $465	-5% $430	+0% $395	+5% $359	+10% $324
Rent	-10% $281	-5% $338	+0% $395	+5% $452	+10% $509
Rate	-1.0pp $458	-0.5pp $426	base $395	+0.5pp $362	+1.0pp $329

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $124,900 Active 78 DOM
2. 2026-06-18
   price $124,900 Active 76 DOM
3. 2026-06-18
   days on market $129,900 Active 76 DOM
4. 2026-06-17
   days on market $129,900 Active 75 DOM
5. 2026-06-16
   days on market $129,900 Active 74 DOM
6. 2026-06-15
   days on market $129,900 Active 73 DOM
7. 2026-06-13
   days on market $129,900 Active 71 DOM
8. 2026-06-12
   days on market $129,900 Active 70 DOM
9. 2026-06-09
   days on market $129,900 Active 67 DOM
10. 2026-06-09
    price $129,900 Active 66 DOM
11. 2026-06-08
    days on market $134,900 Active 66 DOM
12. 2026-06-08
    days on market $134,900 Active 65 DOM
13. 2026-06-07
    days on market $134,900 Active 64 DOM
14. 2026-06-03
    days on market $134,900 Active 61 DOM
15. 2026-06-02
    days on market $134,900 Active 60 DOM
16. 2026-06-01
    days on market $134,900 Active 59 DOM
17. 2026-05-31
    days on market $134,900 Active 58 DOM
18. 2026-05-04
    price $139,900
19. 2026-04-28
    price $144,900
20. 2026-04-16
    price $149,900
21. 2026-04-03
    listed $159,900 Active
22. 2025-07-21
    soldstatus $39,900 Closed 135-char remark

    Show marketing remark (135 chars)

    .72 acre building lot in growing area. Just outside city limits. Lot has been perced for 3 bedroom home. Power/water available at road.

23. 2025-07-04
    status Pending 135-char remark

    Show marketing remark (135 chars)

    .72 acre building lot in growing area. Just outside city limits. Lot has been perced for 3 bedroom home. Power/water available at road.

24. 2025-07-03
    listed $39,900 Active 135-char remark

    Show marketing remark (135 chars)

    .72 acre building lot in growing area. Just outside city limits. Lot has been perced for 3 bedroom home. Power/water available at road.

25. 2024-03-28
    soldstatus $680,000
26. 2020-12-02
    soldstatus $85,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$440/yr (+$37/mo · 98.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,300
• − Mortgage interest: −$6,996
• − Property taxes: −$447
• − Insurance: −$624
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,633
• Taxable income: $2,831
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $4,056/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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Summertown

• Score: 56/100
• State rank: #340
• US rank: #22532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,133

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Iranian 4% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.70%
• Current HPI: 385.4585
• 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

+64.6% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $139,900 REALTRACS as Distributed by MLS Grid
• 2026-04-28 Price Changed $144,900 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Price Changed $149,900 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $159,900 REALTRACS as Distributed by MLS Grid
• 2025-07-21 Sold (MLS) $39,900 REALTRACS as Distributed by MLS Grid
• 2025-07-04 Pending — REALTRACS as Distributed by MLS Grid
• 2025-07-03 Listed $39,900 REALTRACS as Distributed by MLS Grid
• 2024-03-28 Sold (Public Records) $680,000 Public Records
• 2020-12-02 Sold (Public Records) $85,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $447 · +0.0% YoY. Source: county tax records.