417 N Mccombs St · Martin, TN 38237

$159,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 45 Days on market

Built 1913 0.31 ac lot $107/sqft · 8% above area Est $147k · 8% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• ARV discount +4.0/15.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large lot. Home has fire damage; being sold as is Information deemed reliable but not guaranteed

Key facts

• 0.31 acre lot
• Garage
• Built 1913

Property features AI

Finance

• Other: Listing broker: CENTURY 21 GOLDEN SERVICE REALTY

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Aluminum siding; Metal roof; Crawl space foundation; Built as residential single family (up to 5 acres)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Blinds on windows; Fireplace with insert
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $140k (12.1% below list).
• Recommended offer: $140k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Martin — 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 75/100 on livability (#15 in TN, #4,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, commute F, employment F.
• Weakley County (rural): math 34% / reading 38% proficiency, ranked #32 of 139 in TN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 69 units permitted in Weakley County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Weakley County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $18k; list at $159k implies a 783% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,720 (12.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,435
• List price: $159,000
• Delta: 7.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Jackson St	0.10mi	4/2.0 (+1)	1,500 (+1%)	7mo	$145,000	$97	83
120 Church St	0.36mi	3/1.0	1,506 (+1%)	10mo	$177,500	$118	69
102 Virginia St	0.56mi	4/2.0 (+1)	1,486 (+0%)	4mo	$155,000	$104	66
226 Marshall St	0.70mi	3/2.0	1,425 (-4%)	2mo	$85,000	$60	59
108 Gardner St	0.52mi	3/2.0	1,537 (+4%)	14mo	$175,500	$114	58
203 Summer St St	0.60mi	4/2.0 (+1)	1,495 (+1%)	10mo	$125,000	$84	58
518 K St	0.51mi	3/1.0	1,352 (-9%)	0mo	$190,000	$141	57
206 Christine St	0.60mi	3/2.0	1,540 (+4%)	13mo	$188,000	$122	55
523 Olney St	0.48mi	3/1.5	1,596 (+8%)	11mo	$202,500	$127	54
218 Marshall St	0.69mi	3/2.5	1,632 (+10%)	2mo	$171,500	$105	48
108 Ruskin Dr	0.67mi	3/2.0	1,375 (-7%)	11mo	$250,000	$182	47
309 Summer St	0.74mi	2/1.0 (-1)	1,359 (-8%)	6mo	$156,000	$115	37

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-18,814
• Equity at exit: $23,707

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-7,554
• Equity at exit: $13,747

Cash invested: $44,520 (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 38237

• Home prices YoY: -16.5%
• Active inventory: 85
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $110

Break-even live

Break-even rent $1,258

Max offer price $159,000

Occupancy floor 87%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $159,000 Active 45 DOM
2. 2026-06-18
   days on market $159,000 Active 44 DOM
3. 2026-06-17
   days on market $159,000 Active 43 DOM
4. 2026-06-16
   days on market $159,000 Active 42 DOM
5. 2026-06-15
   days on market $159,000 Active 41 DOM
6. 2026-06-14
   days on market $159,000 Active 39 DOM
7. 2026-06-12
   days on market $159,000 Active 38 DOM
8. 2026-06-09
   days on market $159,000 Active 35 DOM
9. 2026-06-08
   days on market $159,000 Active 34 DOM
10. 2026-06-07
    days on market $159,000 Active 33 DOM
11. 2026-06-04
    days on market $159,000 Active 29 DOM
12. 2026-06-02
    days on market $159,000 Active 28 DOM
13. 2026-06-01
    days on market $159,000 Active 27 DOM
14. 2026-05-31
    days on market $159,000 Active 26 DOM
15. 2026-05-31
    days on market $159,000 Active 25 DOM
16. 2026-05-05
    listed $159,000 Active 256-char remark
17. 2022-05-27
    soldstatus $18,000 99-char remark

    Show marketing remark (99 chars)

    Large lot. Home has fire damage; being sold as is Information deemed reliable but not guaranteed

18. 2021-07-29
    listed $25,000 99-char remark

    Show marketing remark (99 chars)

    Large lot. Home has fire damage; being sold as is Information deemed reliable but not guaranteed

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $16,766
• − Mortgage interest: −$8,906
• − Property taxes: −$1,127
• − Insurance: −$795
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,625
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $1,647/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: Weakley County
• NCES district ID: 4704470
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $35,389
• Composite: 29.77/100
• National rank: #6434
• State rank: #32 of 139 in TN

Livability — Martin

• Score: 75/100
• State rank: #15
• US rank: #4330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, TN
• County: Weakley County · 15,627 people
• City population: 15,627
• Metro: Martin, TN
• Population (ZIP): 15,627
• Household income: $51,670
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 636.0

Population outlook (Weakley County) Hauer SSP2

• Today (2025): 31,862 people
• By 2030: 30,688 · -3.7%
• By 2040: 27,935 · -12.3%
• By 2050: 25,485 · -20.0%
• By 2075: 21,080 · -33.8%
• By 2100: 18,214 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Weakley

• 2024 margin: Solid R (+58.4) · D 20.3% · R 78.7%
• 2008→2024 swing: -27.2pp toward R · 2008: -31.1pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.7 2016: R+51.4 2012: R+41.0 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.05%
• Current HPI: 233.76
• Rent YoY: —
• Metro: Martin, TN
• 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

+536.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $159,000 RRAR as distributed by MLS GRID
• 2022-05-27 Sold (MLS) $18,000 RRAR as distributed by MLS GRID
• 2021-07-29 Listed $25,000 RRAR as distributed by MLS GRID

Property tax history

+10.4%/yr

Latest (2025): $1,127 · +108.7% YoY. Source: county tax records.