340 Driftwood Loop · Oakland, TN 38060

$339,900

4 bd · 2.0 ba · 2,210 sqft · SingleFamily public records · 40 Days on market

Built 2022 Est $387k · 12% under ↓ 11% since listing

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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).

• ARV discount +13.0/15.0
• Cash flow +11.6/30.0
• Appreciation +5.3/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.0/10.0

Listing remarks MLS

Seller will offer Interest Rate Buy-Down w/ acceptable offer! Better than New! This beautiful one-story 4BR/2BA home has many updates and a private backyard! The open floor plan offers tons of natural light. Extra large great room w/ electric fireplace, eat-in kitchen, ss appliances, gas range, tons of cabinets, kitchen island & walk-in pantry. Escape to your spacious primary bedroom w/ luxury en-suite bath + HUGE walk-in closet. Three additional bedrooms, full bath w/ double vanity + laundry room on opposite side of home. Durable wood floors in main living & carpeted bedrooms. Relax on your covered patio overlooking a wooded backyard sanctuary. Owners have taken exceptional care of the home & added many upgrades, ie. fenced backyard, 8x12 storage shed, garage floor epoxy coating, light fixtures, backsplash & kitchen island upgrade, fresh paint, storm door. Smart home capability! Gutter extenders & French drains installed. Smoke-free/pet-free! Owners open to renting for $2,600/month.

Key facts

• Glass storm door
• Wood blinds
• 8x10 storage shed

Tags

• STYLISH LIGHT FIXTURES
• BEAUTIFUL WOOD TRIM
• GLASS STORM DOOR
• 8X10 STORAGE SHED
• BUILT-IN BENCH SEATING
• WOOD BLINDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (27.5% below list).
• Recommended offer: $246k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Oakland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#137 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Fayette County Public Schools (rural): math 7% / reading 13% proficiency, ranked #134 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oakland Elementary (math 14% / reading 21%, grade F, #704 of 952 statewide, top 74%, 701 students, 0% FRL); West Junior High School (math 5% / reading 12%, grade F, #270 of 333 statewide, top 82%, 378 students, 0% FRL); Fayette Ware Comprehensive High School (math 2% / reading 17%, grade F, #279 of 332 statewide, top 86%, 833 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 346 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 222 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.6% local appreciation)).
• Fayette County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, 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 40 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $246,390 (27.5% 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 40 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $386,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Laurel St	0.39mi	4/2.0	2,182 (-1%)	1mo	$360,000	$165	79
130 Laurel Wood Ln	0.42mi	4/3.0	2,393 (+8%)	8mo	$402,550	$168	56
30 Southampton St	0.62mi	4/2.0	2,083 (-6%)	7mo	$387,000	$186	56
40 Laurel Wood Ln	0.32mi	4/3.0	2,539 (+15%)	6mo	$444,900	$175	51
70 Shady Pine Cv	0.63mi	3/2.0 (-1)	1,976 (-11%)	9mo	$345,000	$175	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.57% appreciation · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.89×
• Total profit: $-10,121
• Equity at exit: $108,549

10-year hold

• IRR: 2.5%
• Equity multiple: 1.28×
• Total profit: $26,784
• Equity at exit: $138,628

Cash invested: $95,172 (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 38060

• Home prices YoY: 0.2%
• Rents YoY: 1.9%
• Active inventory: 346
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-105

Break-even live

Break-even rent $2,596

Max offer price $321,404

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $-8	+0% $-105	+5% $-201	+10% $-297
Rent	-10% $-299	-5% $-202	+0% $-105	+5% $-7	+10% $90
Rate	-1.0pp $66	-0.5pp $-18	base $-105	+0.5pp $-193	+1.0pp $-282

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Witherspoon Dr Oakland, TN	4.0	2.5	2385	$2,375	$1.00	5d	1	0.15mi
320 Windemere Loop Oakland, TN	4.0	2.0	1819	$2,200	$1.21	4d	1	0.38mi
70 Misty Ridge Loop Oakland, TN	4.0	2.5	2500	$2,700	$1.08	23d	1	0.44mi
85 Kipling Dr Oakland, TN	5.0	3.0	2200	$2,500	$1.14	25d	1	0.45mi
250 Kipling Dr Oakland, TN	3.0	2.0	1510	$1,995	$1.32	25d	1	0.49mi
230 Kipling Dr Oakland, TN	3.0	2.0	1510	$1,995	$1.32	25d	1	0.49mi
265 Kipling Dr Oakland, TN	3.0	2.0	1510	$1,995	$1.32	25d	1	0.50mi
80 Oakland, TN	4.0	2.5	1900	$2,240	$1.18	23d	1	0.50mi
80 Oakland, TN	4.0	2.5	1900	$2,240	$1.18	25d	1	0.50mi
200 Hughetta St S Oakland, TN	5.0	3.0	2235	$2,365	$1.06	25d	1	0.56mi
25 Hughetta St N Oakland, TN	4.0	2.5	2237	$2,465	$1.10	25d	1	0.79mi
85 Burr Oak Cv Oakland, TN	4.0	2.0	1819	$2,195	$1.21	25d	1	0.97mi
190 Pine Ridge Ln Oakland, TN	3.0	2.0	1400	$1,795	$1.28	4d	1	1.09mi
70 Blue St Oakland, TN	4.0	2.5	2151	$2,435	$1.13	25d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $339,900 Active 40 DOM
2. 2026-06-18
   days on market $339,900 Active 37 DOM
3. 2026-06-17
   days on market $339,900 Active 36 DOM
4. 2026-06-16
   days on market $339,900 Active 35 DOM
5. 2026-06-15
   days on market $339,900 Active 34 DOM
6. 2026-06-13
   days on market $339,900 Active 32 DOM
7. 2026-06-10
   days on market $339,900 Active 29 DOM
8. 2026-06-09
   days on market $339,900 Active 28 DOM
9. 2026-06-08
   days on market $339,900 Active 27 DOM
10. 2026-06-07
    days on market $339,900 Active 26 DOM
11. 2026-06-03
    days on market $339,900 Active 22 DOM
12. 2026-06-02
    days on market $339,900 Active 21 DOM
13. 2026-06-02
    days on market $339,900 Active 20 DOM
14. 2026-05-31
    days on market $339,900 Active 19 DOM
15. 2026-05-13
    price $339,900
16. 2026-05-12
    listed $349,900 Active
17. 2026-02-02
    historical 1019-char remark

    Show marketing remark (1019 chars)

    Seller will offer Interest Rate Buy-Down w/ acceptable offer! Better than New! This beautiful one-story 4BR/2BA home has many updates and a private backyard! The open floor plan offers tons of natural light. Extra large great room w/ electric fireplace, eat-in kitchen, ss appliances, gas range, tons of cabinets, kitchen island & walk-in pantry. Escape to your spacious primary bedroom w/ luxury en-suite bath + HUGE walk-in closet. Three additional bedrooms, full bath w/ double vanity + laundry room on opposite side of home. Durable wood floors in main living & carpeted bedrooms. Relax on your covered patio overlooking a wooded backyard sanctuary. Owners have taken exceptional care of the home & added many upgrades, ie. fenced backyard, 8x12 storage shed, garage floor epoxy coating, light fixtures, backsplash & kitchen island upgrade, fresh paint, storm door. Smart home capability! Gutter extenders & French drains installed. Smoke-free/pet-free! Owners open to renting for $2,600/month.

18. 2026-02-02
    listed $379,900 1019-char remark

    Show marketing remark (1019 chars)

    Seller will offer Interest Rate Buy-Down w/ acceptable offer! Better than New! This beautiful one-story 4BR/2BA home has many updates and a private backyard! The open floor plan offers tons of natural light. Extra large great room w/ electric fireplace, eat-in kitchen, ss appliances, gas range, tons of cabinets, kitchen island & walk-in pantry. Escape to your spacious primary bedroom w/ luxury en-suite bath + HUGE walk-in closet. Three additional bedrooms, full bath w/ double vanity + laundry room on opposite side of home. Durable wood floors in main living & carpeted bedrooms. Relax on your covered patio overlooking a wooded backyard sanctuary. Owners have taken exceptional care of the home & added many upgrades, ie. fenced backyard, 8x12 storage shed, garage floor epoxy coating, light fixtures, backsplash & kitchen island upgrade, fresh paint, storm door. Smart home capability! Gutter extenders & French drains installed. Smoke-free/pet-free! Owners open to renting for $2,600/month.

19. 2025-11-01
    historical $2,600
20. 2025-10-19
    price $379,900
21. 2025-08-29
    price $2,600
22. 2025-08-13
    price $382,900
23. 2025-07-25
    listed $2,700
24. 2025-06-26
    price $383,000

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $2,413 · $201/mo
• Expected delta: +$888/yr (+$74/mo · 58.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,567
• − Mortgage interest: −$19,040
• − Property taxes: −$1,525
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$9,888
• Taxable loss: −$7,316
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $499/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: Fayette County Public Schools
• NCES district ID: 4701170
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $55,643
• Composite: 10.14/100
• National rank: #9798
• State rank: #134 of 139 in TN

Livability — Oakland

• Score: 65/100
• State rank: #137
• US rank: #12397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, TN
• County: Fayette County · 12,552 people
• City population: 12,552
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 12,552
• Household income: $92,338
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 105.0

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 40,843 people
• By 2030: 41,160 · +0.8%
• By 2040: 40,695 · -0.4%
• By 2050: 38,790 · -5.0%
• By 2075: 32,870 · -19.5%
• By 2100: 26,245 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.7%
• 2008→2024 swing: -14.9pp toward R · 2008: -27.4pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.7 2016: R+37.2 2012: R+30.7 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 240.7957
• Rent YoY: ▲ 1.93%
• Metro: Memphis, TN-MS-AR
• 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

-11.3% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $339,900 FSBO.com
• 2026-05-12 Listed $349,900 FSBO.com
• 2026-02-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-02 Listed $379,900 REALTRACS as Distributed by MLS Grid
• 2025-11-01 Rental Removed $2,600 MMLS
• 2025-10-19 Price Changed $379,900 Memphis Area Association of Realtors(R) MLS
• 2025-08-29 Price Changed $2,600 MMLS
• 2025-08-13 Price Changed $382,900 Memphis Area Association of Realtors(R) MLS
• 2025-07-25 Listed for Rent $2,700 MMLS
• 2025-06-26 Price Changed $383,000 Memphis Area Association of Realtors(R) MLS

Property tax history

+17.2%/yr

Latest (2025): $1,525 · +12.4% YoY. Source: county tax records.