120 Roach St · South Fulton, TN 38257

$79,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 44 Days on market

Built 1979 4,791 sqft lot $88/sqft · 37% above area Est $58k · 37% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Clean, 3 bedroom home located on corner lot. Priced to sell.

Key facts

• New furnace
• Large kitchen area
• Laundry room

Tags

• CORNER LOT
• LARGE KITCHEN AREA
• LAUNDRY ROOM
• NEW FURNACE
• ROOF REPLACED
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Combination foundation
• Exterior features: Shingle roof; Asphalt road frontage on a public maintained city street; Lot approximately 80 x 60 (0.11 acres)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Ceiling fans; Window AC units
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#73 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, amenities D, schools D-.
• Obion County (rural): math 40% / reading 37% proficiency, ranked #17 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Obion County population projected at -22% 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1979 — 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. 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. 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: 1.18% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $58,231
• List price: $79,900
• Delta: 37.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,538
• Equity at exit: $11,913

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $26,371
• Equity at exit: $6,908

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 38257

• Home prices YoY: -3.0%
• Active inventory: 15
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $275

Break-even live

Break-even rent $598

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $320	-5% $298	+0% $275	+5% $252	+10% $230
Rent	-10% $200	-5% $238	+0% $275	+5% $312	+10% $350
Rate	-1.0pp $315	-0.5pp $295	base $275	+0.5pp $254	+1.0pp $233

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 23 events

1. 2026-06-19
   days on market $79,900 Active 44 DOM
2. 2026-06-18
   days on market $79,900 Active 43 DOM
3. 2026-06-17
   days on market $79,900 Active 42 DOM
4. 2026-06-16
   days on market $79,900 Active 41 DOM
5. 2026-06-15
   days on market $79,900 Active 40 DOM
6. 2026-06-14
   days on market $79,900 Active 38 DOM
7. 2026-06-12
   days on market $79,900 Active 37 DOM
8. 2026-06-09
   days on market $79,900 Active 34 DOM
9. 2026-06-08
   days on market $79,900 Active 33 DOM
10. 2026-06-07
    days on market $79,900 Active 32 DOM
11. 2026-06-07
    days on market $79,900 Active 31 DOM
12. 2026-06-04
    days on market $79,900 Active 28 DOM
13. 2026-06-02
    days on market $79,900 Active 27 DOM
14. 2026-06-01
    days on market $79,900 Active 26 DOM
15. 2026-05-31
    days on market $79,900 Active 25 DOM
16. 2026-05-31
    days on market $79,900 Active 24 DOM
17. 2026-05-06
    listed $79,900 Active 591-char remark
18. 2022-08-12
    soldstatus $40,000 60-char remark

    Show marketing remark (60 chars)

    Clean, 3 bedroom home located on corner lot. Priced to sell.

19. 2022-06-27
    listed $45,000 60-char remark

    Show marketing remark (60 chars)

    Clean, 3 bedroom home located on corner lot. Priced to sell.

20. 2020-03-13
    soldstatus $13,900

    Show marketing remark (509 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be included on the closing disclosure and paid at the closing of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create and account. To begin, click or paste this link into

21. 2019-10-24
    listed $13,900

    Show marketing remark (509 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $75.00. The fee will be included on the closing disclosure and paid at the closing of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create and account. To begin, click or paste this link into

22. 2006-08-15
    soldstatus $7,500
23. 1990-08-25
    soldstatus $10,047

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$328/yr (+$27/mo · 137.4%)

ⓘ 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 · 22 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: $11,351
• − Mortgage interest: −$4,476
• − Property taxes: −$239
• − Insurance: −$400
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,324
• Taxable income: $2,097
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $2,798/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: Obion County
• NCES district ID: 4703270
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $41,678
• Composite: 32.48/100
• National rank: #5710
• State rank: #17 of 139 in TN

Livability — South Fulton

• Score: 69/100
• State rank: #73
• US rank: #8870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Fulton, TN
• Population (ZIP): 4,205

Population outlook (Obion County) Hauer SSP2

• Today (2025): 28,434 people
• By 2030: 27,100 · -4.7%
• By 2040: 24,381 · -14.3%
• By 2050: 22,043 · -22.5%
• By 2075: 18,236 · -35.9%
• By 2100: 16,435 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Obion

• 2024 margin: Solid R (+64.9) · D 17.2% · R 82.1%
• 2008→2024 swing: -30.8pp toward R · 2008: -34.1pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+60.6 2016: R+58.1 2012: R+44.7 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.44%
• Current HPI: 210.9462
• 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

+695.3% since first listed

7 events — show timeline

• 2026-05-06 Listed $79,900 CWTAR
• 2022-08-12 Sold (MLS) $40,000 RRAR as distributed by MLS GRID
• 2022-06-27 Listed $45,000 RRAR as distributed by MLS GRID
• 2020-03-13 Sold (MLS) $13,900 RRAR as distributed by MLS GRID
• 2019-10-24 Listed $13,900 RRAR as distributed by MLS GRID
• 2006-08-15 Sold (Public Records) $7,500 Public Records
• 1990-08-25 Sold (Public Records) $10,047 Public Records

Property tax history

+0.6%/yr

Latest (2025): $239 · +0.0% YoY. Source: county tax records.