122 W Lake St · Camden, TN 38320

$152,000

3 bd · 3.0 ba · 1,905 sqft · SingleFamily public records · 35 Days on market

Built 1936 8,712 sqft lot

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick home combines classic curb appeal with a prime, walkable location near local dining and shopping. Featuring solid "bones, " it boasts brand-new hardwood floors and upgraded kitchen appliances, offering a fantastic foundation for a buyer ready to add their personal cosmetic finishing touches to make it a showplace.

Key facts

• Brick home
• Walkable location
• Hardwood floors

Tags

• BRICK HOME
• WALKABLE LOCATION
• HARDWOOD FLOORS
• UPGRADED KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Detached garage; 2 covered garage spaces (2-car garage); 2 additional open driveway spaces; Concrete driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residential; Two levels; Historic home
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Microwave; Refrigerator; Pantry
• Bedrooms: 3 bedrooms (1 main-level bedroom); Bedroom sizes approximately 10x14, 9x10, 8x14
• Flooring: Carpet; Wood; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Ceiling fans; Pantry; Partial unfinished basement; Gas fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (approx. 9x14)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#133 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Elementary (473 students, 0% FRL); Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

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.
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $70k; list at $152k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.5

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,378
• Equity at exit: $22,664

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $34,549
• Equity at exit: $13,142

Cash invested: $42,560 (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 38320

• Home prices YoY: -6.5%
• Active inventory: 110
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $409

Break-even live

Break-even rent $1,172

Max offer price $152,000

Occupancy floor 71%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 E Lake St Camden, TN	3.0	1.0	1400	$1,690	$1.21	23d	1	0.24mi

Listing history 27 events

1. 2026-06-18
   days on market $152,000 Active 35 DOM
2. 2026-06-17
   days on market $152,000 Active 34 DOM
3. 2026-06-16
   days on market $152,000 Active 33 DOM
4. 2026-06-16
   price $152,000 Active 32 DOM
5. 2026-06-15
   days on market $157,800 Active 32 DOM
6. 2026-06-13
   days on market $157,800 Active 30 DOM
7. 2026-06-12
   days on market $157,800 Active 29 DOM
8. 2026-06-09
   days on market $157,800 Active 26 DOM
9. 2026-06-08
   days on market $157,800 Active 25 DOM
10. 2026-06-08
    days on market $157,800 Active 24 DOM
11. 2026-06-07
    days on market $157,800 Active 23 DOM
12. 2026-06-04
    days on market $157,800 Active 20 DOM
13. 2026-06-02
    days on market $157,800 Active 19 DOM
14. 2026-06-01
    days on market $157,800 Active 18 DOM
15. 2026-05-31
    days on market $157,800 Active 17 DOM
16. 2026-05-14
    listed $157,800 Active

    Show marketing remark (345 chars)

    This charming brick home combines classic curb appeal with a prime, walkable location near local dining and shopping. Featuring solid "bones, " it boasts brand-new hardwood floors and upgraded kitchen appliances, offering a fantastic foundation for a buyer ready to add their personal cosmetic finishing touches to make it a showplace.

17. 2026-05-14
    listed $157,800 Active 345-char remark

    Show marketing remark (345 chars)

    This charming brick home combines classic curb appeal with a prime, walkable location near local dining and shopping. Featuring solid "bones, " it boasts brand-new hardwood floors and upgraded kitchen appliances, offering a fantastic foundation for a buyer ready to add their personal cosmetic finishing touches to make it a showplace.

18. 2026-04-21
    historical 536-char remark

    Show marketing remark (536 chars)

    Two-story brick home in the heart of town with great future potential. This property features four bedrooms plus a versatile spare room, two bathrooms, and gas fireplace provisions.Includes new refrigerator and electric stove. An unfinished basement offers plenty of storage and expansion possibilities, with a detached double carport that provides ample parking and workshop space. A solid fixer-upper in a prime location, ready for your personal touches and updates.Buyers or buyer's agent to verify any and all pertinent information.

19. 2026-01-02
    price $149,000 536-char remark

    Show marketing remark (536 chars)

    Two-story brick home in the heart of town with great future potential. This property features four bedrooms plus a versatile spare room, two bathrooms, and gas fireplace provisions.Includes new refrigerator and electric stove. An unfinished basement offers plenty of storage and expansion possibilities, with a detached double carport that provides ample parking and workshop space. A solid fixer-upper in a prime location, ready for your personal touches and updates.Buyers or buyer's agent to verify any and all pertinent information.

20. 2025-10-20
    listed $160,000 Active 536-char remark

    Show marketing remark (536 chars)

    Two-story brick home in the heart of town with great future potential. This property features four bedrooms plus a versatile spare room, two bathrooms, and gas fireplace provisions.Includes new refrigerator and electric stove. An unfinished basement offers plenty of storage and expansion possibilities, with a detached double carport that provides ample parking and workshop space. A solid fixer-upper in a prime location, ready for your personal touches and updates.Buyers or buyer's agent to verify any and all pertinent information.

21. 2025-09-29
    historical
22. 2025-09-19
    price $168,500
23. 2025-08-27
    price $180,500
24. 2025-07-17
    price $199,500
25. 2025-07-11
    listed $219,000 Active
26. 2022-12-30
    soldstatus $70,000
27. 1990-07-01
    soldstatus $30,000

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$293/yr (+$24/mo · 37.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $20,280
• − Mortgage interest: −$8,514
• − Property taxes: −$786
• − Insurance: −$760
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,422
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,297/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Camden

• Score: 66/100
• State rank: #133
• US rank: #12196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, TN
• Population (ZIP): 10,470

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 2% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.25%
• Current HPI: 233.3477
• 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

+426.0% since first listed

12 events — show timeline

• 2026-05-14 Listed $157,800 REALTRACS as Distributed by MLS Grid
• 2026-05-14 Listed $157,800 TVAR
• 2026-04-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-02 Price Changed $149,000 REALTRACS as Distributed by MLS Grid
• 2025-10-20 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 2025-09-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-19 Price Changed $168,500 REALTRACS as Distributed by MLS Grid
• 2025-08-27 Price Changed $180,500 REALTRACS as Distributed by MLS Grid
• 2025-07-17 Price Changed $199,500 REALTRACS as Distributed by MLS Grid
• 2025-07-11 Listed $219,000 REALTRACS as Distributed by MLS Grid
• 2022-12-30 Sold (Public Records) $70,000 Public Records
• 1990-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $786 · +26.0% YoY. Source: county tax records.