2732 Railroad Bed Rd · Iron City, TN 38463

$79,900

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 161 Days on market

Built 1977 1.00 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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Measurements are estimated,

Key facts

• Split hvac unit
• Recent updates
• 1 acre country lot

Tags

• SPLIT HVAC UNIT
• 1 ACRE COUNTRY LOT
• RECENT UPDATES

Property features AI

Finance

• Other: Living area reported as 900 square feet (professionally measured)

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Well water; Private sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Existing structure (year built: existing)
• Exterior features: Approximately 1 acre lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window cooling units
• Interior features: Vinyl flooring; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $66 ($795/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#389 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Wayne County (rural): math 8% / reading 21% proficiency, ranked #130 of 139 in TN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Collinwood Elementary (math 8% / reading 22%, grade F, #752 of 952 statewide, top 79%, 342 students, 0% FRL); Collinwood High School (math 5% / reading 34%, grade F, #183 of 332 statewide, top 59%, 270 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $80k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.8

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: 26.9%
• Equity multiple: 3.14×
• Total profit: $47,782
• Equity at exit: $71,980

10-year hold

• IRR: 23.5%
• Equity multiple: 7.15×
• Total profit: $137,482
• Equity at exit: $155,228

Cash invested: $22,372 (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 38463

• Home prices YoY: 3.1%
• Active inventory: 20
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $66

Break-even live

Break-even rent $767

Max offer price $79,900

Occupancy floor 87%

Sensitivity live

Price	-10% $111	-5% $89	+0% $66	+5% $44	+10% $21
Rent	-10% $-1	-5% $33	+0% $66	+5% $100	+10% $133
Rate	-1.0pp $106	-0.5pp $87	base $66	+0.5pp $46	+1.0pp $24

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   statusdays on market $79,900 Pending 161 DOM
2. 2026-06-18
   days on market $79,900 Active 160 DOM
3. 2026-06-17
   days on market $79,900 Active 159 DOM
4. 2026-06-16
   days on market $79,900 Active 158 DOM
5. 2026-06-15
   days on market $79,900 Active 157 DOM
6. 2026-06-13
   days on market $79,900 Active 155 DOM
7. 2026-06-12
   days on market $79,900 Active 154 DOM
8. 2026-06-09
   days on market $79,900 Active 151 DOM
9. 2026-06-08
   days on market $79,900 Active 150 DOM
10. 2026-06-08
    days on market $79,900 Active 149 DOM
11. 2026-06-07
    days on market $79,900 Active 148 DOM
12. 2026-06-03
    days on market $79,900 Active 145 DOM
13. 2026-06-02
    days on market $79,900 Active 144 DOM
14. 2026-06-01
    days on market $79,900 Active 143 DOM
15. 2026-05-31
    days on market $79,900 Active 142 DOM
16. 2026-05-11
    price $79,900
17. 2026-03-30
    price $84,900
18. 2026-02-23
    price $89,900
19. 2026-01-09
    listed $94,900 Active
20. 2025-10-29
    status Pending
21. 2025-10-29
    historical
22. 2025-10-06
    price $119,900
23. 2025-09-12
    price $129,900
24. 2025-08-27
    listed $140,000 Active
25. 2025-08-22
    historical
26. 2016-12-02
    soldstatus $12,000 Closed 27-char remark

    Show marketing remark (27 chars)

    Measurements are estimated,

27. 2016-10-19
    status Active 27-char remark

    Show marketing remark (27 chars)

    Measurements are estimated,

28. 2016-09-27
    status Pending 27-char remark

    Show marketing remark (27 chars)

    Measurements are estimated,

29. 2016-08-18
    listed $16,000 Active 27-char remark

    Show marketing remark (27 chars)

    Measurements are estimated,

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$225/yr (+$19/mo · 65.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,212
• − Mortgage interest: −$4,476
• − Property taxes: −$342
• − Insurance: −$1,902
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$2,324
• Taxable loss: −$466
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $907/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: Wayne County
• NCES district ID: 4704440
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $34,215
• Composite: 11.79/100
• National rank: #9681
• State rank: #130 of 139 in TN

Livability — Iron City

• Score: 53/100
• State rank: #389
• US rank: #24422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,857

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 16,256 people
• By 2030: 15,921 · -2.1%
• By 2040: 15,248 · -6.2%
• By 2050: 14,393 · -11.5%
• By 2075: 12,481 · -23.2%
• By 2100: 10,466 · -35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+76.9) · D 11.2% · R 88.1%
• 2008→2024 swing: -27.7pp toward R · 2008: -49.2pp · 2024: -76.9pp
• All cycles: 2024: R+76.9 2020: R+74.6 2016: R+73.9 2012: R+56.3 2008: R+49.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.43%
• Current HPI: 449.7009
• 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

+399.4% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $79,900 REALTRACS as Distributed by MLS Grid
• 2026-03-30 Price Changed $84,900 REALTRACS as Distributed by MLS Grid
• 2026-02-23 Price Changed $89,900 REALTRACS as Distributed by MLS Grid
• 2026-01-09 Listed $94,900 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Pending — REALTRACS as Distributed by MLS Grid
• 2025-10-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-06 Price Changed $119,900 REALTRACS as Distributed by MLS Grid
• 2025-09-12 Price Changed $129,900 REALTRACS as Distributed by MLS Grid
• 2025-08-27 Listed $140,000 REALTRACS as Distributed by MLS Grid
• 2025-08-22 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2016-12-02 Sold (MLS) $12,000 REALTRACS as Distributed by MLS Grid
• 2016-10-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-09-27 Pending — REALTRACS as Distributed by MLS Grid
• 2016-08-18 Listed $16,000 REALTRACS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $342 · +19.6% YoY. Source: county tax records.