249 Bayless Dr · Pulaski, TN 38478

$125,000

4 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 8 Days on market

Built 1992 1.00 ac lot $80/sqft · 43% below area Est $221k · 43% under ↓ 2% since listing

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

Key facts

• 1 acre lot
• Built 1992
• Listed 8 days

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Existing structure
• Exterior features: Balcony; 1-acre lot

Interior

• Kitchen: Oven
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Concrete floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other); Crawl space basement
• Interior features: Ceiling fan(s); Oven

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.7% vs local median 2.7% in Pulaski — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#174 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Giles County (rural): math 20% / reading 24% proficiency, ranked #105 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 188 active listings in the ZIP; 73 units permitted in Giles County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Giles County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe 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 $125,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $221,184
• List price: $125,000
• Delta: -43.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Longview Dr	0.08mi	3/2.0 (-1)	1,669 (+7%)	2mo	$235,000	$141	79
308 Longview Dr	0.07mi	3/2.0 (-1)	1,377 (-12%)	6mo	$269,900	$196	66
200 Glendale Cir	0.38mi	3/1.0 (-1)	1,572 (+0%)	17mo	$190,000	$121	59
306 Longmeadow Cir	0.57mi	4/2.0	1,663 (+6%)	6mo	$255,000	$153	58
201 Glendale Dr	0.40mi	3/2.0 (-1)	1,547 (-1%)	20mo	$244,000	$158	58
113 Tollgate Rd	0.51mi	3/2.0 (-1)	1,520 (-3%)	11mo	$230,000	$151	57
115 Horseshoe St	0.55mi	3/2.0 (-1)	1,488 (-5%)	7mo	$235,000	$158	56
1301 Riley Hill Rd	0.35mi	3/2.0 (-1)	1,350 (-14%)	3mo	$226,500	$168	53
1318 Meadowbrook Dr	0.31mi	3/1.0 (-1)	1,350 (-14%)	5mo	$209,900	$155	50
439 William Whitworth Rd	0.65mi	3/2.5 (-1)	1,632 (+4%)	23mo	$330,000	$202	36
1264 E College St	0.47mi	3/2.0 (-1)	1,783 (+14%)	19mo	$184,000	$103	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,233
• Equity at exit: $18,638

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $23,462
• Equity at exit: $10,808

Cash invested: $35,000 (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 38478

• Home prices YoY: -12.7%
• Active inventory: 188
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $298

Break-even live

Break-even rent $1,079

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $369	-5% $334	+0% $298	+5% $263	+10% $228
Rent	-10% $183	-5% $241	+0% $298	+5% $356	+10% $414
Rate	-1.0pp $361	-0.5pp $330	base $298	+0.5pp $266	+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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   pricestatus $125,000 Active 8 DOM
2. 2026-05-15
   status Pending 237-char remark
3. 2026-05-07
   listed $150,000 Active 237-char remark
4. 2019-04-12
   soldstatus $91,294
5. 2019-04-11
   soldstatus $91,294 Closed 134-char remark

   Show marketing remark (134 chars)

   REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

6. 2019-03-18
   historical Contingent - Financing 134-char remark

   Show marketing remark (134 chars)

   REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

7. 2019-03-18
   status Active 134-char remark

   Show marketing remark (134 chars)

   REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

8. 2019-01-07
   historical Contingent - Financing 134-char remark

   Show marketing remark (134 chars)

   REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

9. 2018-12-28
   price $89,900 134-char remark

   Show marketing remark (134 chars)

   REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

10. 2018-10-24
    price $105,000 134-char remark

    Show marketing remark (134 chars)

    REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

11. 2018-09-27
    price $120,000 134-char remark

    Show marketing remark (134 chars)

    REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

12. 2018-08-06
    listed $127,500 Active 134-char remark

    Show marketing remark (134 chars)

    REALLY NICE 4 BEDROOM , 2 HALF BATH HOME WITH NEW FLOORS. CLOSE TO SCHOOLS ON A DEAD ENDS STREET. WITH NEW HVAC UNIT AND WATER HEATER.

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,485
• − Mortgage interest: −$7,002
• − Property taxes: −$1,074
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,636
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,177/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: Giles County
• NCES district ID: 4701410
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $40,318
• Composite: 18.63/100
• National rank: #8895
• State rank: #105 of 139 in TN

Livability — Pulaski

• Score: 64/100
• State rank: #174
• US rank: #14586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, TN
• Population (ZIP): 18,756

Population outlook (Giles County) Hauer SSP2

• Today (2025): 28,505 people
• By 2030: 27,960 · -1.9%
• By 2040: 26,740 · -6.2%
• By 2050: 25,665 · -10.0%
• By 2075: 24,798 · -13.0%
• By 2100: 25,524 · -10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Giles

• 2024 margin: Solid R (+55.0) · D 22.1% · R 77.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -19.6pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+49.1 2016: R+45.4 2012: R+29.2 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.60%
• Current HPI: 319.6315
• 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

-2.0% since first listed

14 events — show timeline

• 2026-06-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-06-17 Price Changed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-06-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-05-07 Listed $150,000 REALTRACS as Distributed by MLS Grid
• 2019-04-12 Sold (Public Records) $91,294 Public Records
• 2019-04-11 Sold (MLS) $91,294 REALTRACS as Distributed by MLS Grid
• 2019-03-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-03-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-01-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-12-28 Price Changed $89,900 REALTRACS as Distributed by MLS Grid
• 2018-10-24 Price Changed $105,000 REALTRACS as Distributed by MLS Grid
• 2018-09-27 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2018-08-06 Listed $127,500 REALTRACS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,074 · +13.2% YoY. Source: county tax records.