723 Old Highway 68 · Sweetwater, TN 37874

$259,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 71 Days on market

Built 1960 1.11 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

AS-IS. Charming and affordable, this Sweetwater Tennessee home is perfect for the first-time buyer or those ready to simplify and downsize. Featuring a cozy layout and great potential, this property offers a chance to add your personal touch while enjoying a convenient location close to everyday amenities . Also, a good property for the investor: * 3 Bedroom-1 bath * Large Carport at the back of house * Extra lot with a stream running along the edge, -perfect for expansion or resale * Original Hardwood floors under carpet * Tilt-out vinyl windows * Natural gas Heating & Air * Great rental or flip opportunity This listing also includes the extra lot be

Key facts

• Extra lot
• Convenient location
• Cozy layout

Tags

• COZY LAYOUT
• CONVENIENT LOCATION
• EXTRA LOT
• STREAM RUNNING ALONG EDGE
• ORIGINAL HARDWOOD FLOORS
• TILT-OUT VINYL WINDOWS

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer
• Home design: Detached property; Approximately 1,000 building area
• Construction: Vinyl siding; Block construction; Crawl space foundation
• Exterior features: Vinyl windows; Wooded and city views

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Eat-in kitchen; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-542 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (51.3% below list).
• Recommended offer: $126k (51.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Elementary (math 40% / reading 35%, grade F, #269 of 952 statewide, top 28%, 299 students, 0% FRL); Sweetwater Jr High School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 322 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 157 units permitted in Monroe County in 2024 (0 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

• It's been on market 71 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,495 (51.3% 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 71 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.49% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 17.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -32.3%
• Equity multiple: -0.05×
• Total profit: $-76,762
• Equity at exit: $38,752

10-year hold

• IRR: -37.9%
• Equity multiple: -0.54×
• Total profit: $-111,839
• Equity at exit: $22,471

Cash invested: $72,772 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-542

Break-even live

Break-even rent $1,951

Max offer price $164,182

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $259,900 Active 71 DOM
2. 2026-06-17
   days on market $259,900 Active 70 DOM
3. 2026-06-16
   days on market $259,900 Active 69 DOM
4. 2026-06-15
   days on market $259,900 Active 68 DOM
5. 2026-06-13
   pricedays on market $259,900 Active 66 DOM
6. 2026-06-12
   days on market $269,900 Active 65 DOM
7. 2026-06-09
   days on market $269,900 Active 62 DOM
8. 2026-06-08
   days on market $269,900 Active 61 DOM
9. 2026-06-08
   days on market $269,900 Active 60 DOM
10. 2026-06-07
    days on market $269,900 Active 59 DOM
11. 2026-06-03
    days on market $269,900 Active 56 DOM
12. 2026-06-02
    days on market $269,900 Active 55 DOM
13. 2026-06-01
    days on market $269,900 Active 54 DOM
14. 2026-05-31
    days on market $269,900 Active 53 DOM
15. 2026-04-08
    listed $269,900 Active

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$1,006/yr (+$84/mo · 120.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,179
• − Mortgage interest: −$14,558
• − Property taxes: −$839
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$7,561
• Taxable loss: −$11,507
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $-3,740/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

1 event — show timeline

• 2026-04-08 Listed $269,900 Knoxville MLS

Property tax history

+3.9%/yr

Latest (2025): $839 · -0.0% YoY. Source: county tax records.