905 Mcadoo St · Clinton, TN 37716

$255,900

4 bd · 1.0 ba · 2,208 sqft · SingleFamily public records · 14 Days on market

Built 1965 8,000 sqft lot Est $506k · 49% under

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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 +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just minutes from Historic Downtown Clinton this 4 bedroom 2.5 bath home has everything you've been looking for right in the heart of Clinton. Through the front door you'll find an open floor plan featuring a solid bring fireplace and newly remodeled Kitchen. There are two bedrooms, a back porch and a bathroom just off the main living area. The master sweet features a large bedroom and attached bathroom with double vanity, a beautiful shower, and walk in closet. Take the unique spiral staircase downstairs where you will find an open bonus room, bedroom/office, and half bath. There's plenty of extra space in the downstairs for storage, workshop, gym, or bar, and an attached 2 car garage. The high efficiency mini split system means everyone can set their bedrooms to desired temperature. The front yard offers a flat fenced in yard and covered porch ideal for sipping coffee. The back yard is larger and flat, with a wide driveway. There are lots of remodels and new construction within blocks of this home. Don't miss this opportunity to own part of the up-and-coming town of Clinton.

Key facts

• Covered porch
• Open bonus room
• Flat fenced in yard

Tags

• SOLID BRICK FIREPLACE
• NEWLY REMODELED KITCHEN
• SPIRAL STAIRCASE
• OPEN BONUS ROOM
• FLAT FENCED IN YARD
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $4 ($47/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 $199k (22.2% below list).
• Recommended offer: $199k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Clinton — 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 72/100 on livability (#30 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, crime D-.
• Clinton (suburban): math 45% / reading 41% proficiency, ranked #13 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clinton Elementary (math 50% / reading 44%, grade D-, #139 of 952 statewide, top 16%, 557 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 160 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,965 (22.2% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $505,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Lake City Hwy	0.50mi	3/2.0 (-1)	2,100 (-5%)	3mo	$480,000	$229	57
111 Shaw Rd	0.41mi	3/2.5 (-1)	1,971 (-11%)	11mo	$330,000	$167	43

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-41,309
• Equity at exit: $38,156

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-36,027
• Equity at exit: $22,126

Cash invested: $71,652 (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 37716

• Home prices YoY: -5.0%
• Active inventory: 160
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$1,342
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$107
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $4

Break-even live

Break-even rent $1,985

Max offer price $255,900

Occupancy floor 95%

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: $63,975
• Closing costs: $7,677
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-02-04
   soldstatus $250,000
2. 2025-12-29
   status Pending
3. 2025-12-15
   listed $255,900 Active
4. 2025-12-07
   historical 1094-char remark

   Show marketing remark (1094 chars)

   Just minutes from Historic Downtown Clinton this 4 bedroom 2.5 bath home has everything you've been looking for right in the heart of Clinton. Through the front door you'll find an open floor plan featuring a solid bring fireplace and newly remodeled Kitchen. There are two bedrooms, a back porch and a bathroom just off the main living area. The master sweet features a large bedroom and attached bathroom with double vanity, a beautiful shower, and walk in closet. Take the unique spiral staircase downstairs where you will find an open bonus room, bedroom/office, and half bath. There's plenty of extra space in the downstairs for storage, workshop, gym, or bar, and an attached 2 car garage. The high efficiency mini split system means everyone can set their bedrooms to desired temperature. The front yard offers a flat fenced in yard and covered porch ideal for sipping coffee. The back yard is larger and flat, with a wide driveway. There are lots of remodels and new construction within blocks of this home. Don't miss this opportunity to own part of the up-and-coming town of Clinton.

5. 2025-12-07
   listed $259,000 1094-char remark

   Show marketing remark (1094 chars)

   Just minutes from Historic Downtown Clinton this 4 bedroom 2.5 bath home has everything you've been looking for right in the heart of Clinton. Through the front door you'll find an open floor plan featuring a solid bring fireplace and newly remodeled Kitchen. There are two bedrooms, a back porch and a bathroom just off the main living area. The master sweet features a large bedroom and attached bathroom with double vanity, a beautiful shower, and walk in closet. Take the unique spiral staircase downstairs where you will find an open bonus room, bedroom/office, and half bath. There's plenty of extra space in the downstairs for storage, workshop, gym, or bar, and an attached 2 car garage. The high efficiency mini split system means everyone can set their bedrooms to desired temperature. The front yard offers a flat fenced in yard and covered porch ideal for sipping coffee. The back yard is larger and flat, with a wide driveway. There are lots of remodels and new construction within blocks of this home. Don't miss this opportunity to own part of the up-and-coming town of Clinton.

6. 2025-11-26
   price $259,000
7. 2025-11-13
   price $265,000
8. 2025-10-30
   price $269,000
9. 2025-10-06
   price $279,000
10. 2025-08-01
    price $289,000
11. 2025-07-11
    price $299,000
12. 2025-06-20
    price $309,000
13. 2024-10-21
    soldstatus $160,000
14. 2005-07-26
    listed $64,900

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,817 · $151/mo
• Expected delta: +$1,052/yr (+$88/mo · 137.5%)

ⓘ 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) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,876
• − Mortgage interest: −$14,334
• − Property taxes: −$765
• − Insurance: −$1,946
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,444
• Taxable loss: −$4,434
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $1,111/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: Clinton
• NCES district ID: 4700720
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $41,297
• Composite: 36.18/100
• National rank: #4732
• State rank: #13 of 139 in TN

Livability — Clinton

• Score: 72/100
• State rank: #30
• US rank: #5726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, TN
• Population (ZIP): 26,361

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 364.842
• 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

+285.2% since first listed

14 events — show timeline

• 2026-02-04 Sold (Public Records) $250,000 Public Records
• 2025-12-29 Pending — GCAR
• 2025-12-15 Listed $255,900 GCAR
• 2025-12-07 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-07 Listed $259,000 REALTRACS as Distributed by MLS Grid
• 2025-11-26 Price Changed $259,000 GCAR
• 2025-11-13 Price Changed $265,000 GCAR
• 2025-10-30 Price Changed $269,000 GCAR
• 2025-10-06 Price Changed $279,000 GCAR
• 2025-08-01 Price Changed $289,000 GCAR
• 2025-07-11 Price Changed $299,000 GCAR
• 2025-06-20 Price Changed $309,000 GCAR
• 2024-10-21 Sold (Public Records) $160,000 Public Records
• 2005-07-26 Listed $64,900 Knoxville MLS

Property tax history

+0.5%/yr

Latest (2025): $765 · -18.7% YoY. Source: county tax records.