210 Routon · Paris, TN 38242

$47,300

2 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 80 Days on market

Built 1910 0.25 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS CHECK OUT THIS. Buyer/buyers agent to verify any/all pertinent information. Do not approach homes without contacting sellers agent. Home is occupied. Listed for tax appraisal amount. Any offers will be presented. Will sell below tax appraisal amount.

Key facts

• 0.25 acre lot
• Built 1910
• Listed 80 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: No exterior features listed; No fencing; Paved road access; 0.25-acre lot (approximately 10,890 sq ft)

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed; Total of 4 rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#13 in TN, #4,115 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• Paris (town): math 42% / reading 32% proficiency, ranked #28 of 139 in TN (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paris Elementary (math 50% / reading 37%, grade F, #184 of 952 statewide, top 19%, 507 students, 0% FRL); W O Inman Middle School (math 36% / reading 28%, grade F, #87 of 333 statewide, top 26%, 507 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 186 active listings in the ZIP; 19 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $327 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Henry County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,462 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.25% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.95%
• DSCR: 3.22
• GRM: 3.7

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: 47.6%
• Equity multiple: 3.07×
• Total profit: $27,441
• Equity at exit: $7,053

10-year hold

• IRR: 53.3%
• Equity multiple: 6.22×
• Total profit: $69,078
• Equity at exit: $4,090

Cash invested: $13,244 (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 38242

• Home prices YoY: -17.6%
• Active inventory: 186
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$248
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $551

Break-even live

Break-even rent $365

Max offer price $47,300

Occupancy floor 43%

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: $11,825
• Closing costs: $1,419
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $47,300 Active 80 DOM
2. 2026-06-17
   days on market $47,300 Active 79 DOM
3. 2026-06-16
   days on market $47,300 Active 78 DOM
4. 2026-06-15
   days on market $47,300 Active 77 DOM
5. 2026-06-13
   days on market $47,300 Active 75 DOM
6. 2026-06-12
   days on market $47,300 Active 74 DOM
7. 2026-06-09
   days on market $47,300 Active 71 DOM
8. 2026-06-08
   days on market $47,300 Active 70 DOM
9. 2026-06-08
   days on market $47,300 Active 69 DOM
10. 2026-06-07
    days on market $47,300 Active 68 DOM
11. 2026-06-03
    days on market $47,300 Active 65 DOM
12. 2026-06-02
    days on market $47,300 Active 64 DOM
13. 2026-06-01
    days on market $47,300 Active 63 DOM
14. 2026-05-31
    days on market $47,300 Active 62 DOM
15. 2026-03-30
    listed $47,300 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: $247 · $21/mo
• Projected year-2 tax: $336 · $28/mo
• Expected delta: +$89/yr (+$7/mo · 36.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,754
• − Mortgage interest: −$2,650
• − Property taxes: −$247
• − Insurance: −$236
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,376
• Taxable income: $6,204
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,127/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: Paris
• NCES district ID: 4703360
• Math proficiency: 42% ▼ -4.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $30,045
• Composite: 30.15/100
• National rank: #6330
• State rank: #28 of 139 in TN

Livability — Paris

• Score: 75/100
• State rank: #13
• US rank: #4115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, TN
• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Henry County) Hauer SSP2

• Today (2025): 31,750 people
• By 2030: 31,277 · -1.5%
• By 2040: 30,064 · -5.3%
• By 2050: 28,675 · -9.7%
• By 2075: 25,767 · -18.8%
• By 2100: 22,318 · -29.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 10% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+55.3) · D 21.8% · R 77.1% · Other 1.1%
• 2008→2024 swing: -33.0pp toward R · 2008: -22.4pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+51.1 2016: R+49.8 2012: R+30.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.93%
• Current HPI: 234.3442
• 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

• 2026-03-30 Listed $47,300 TVAR

Property tax history

+2.3%/yr

Latest (2025): $247 · +14.4% YoY. Source: county tax records.