4549 Francisco Rd · Huntland, TN 37345

$214,900

5 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 69 Days on market

Built 1980 4.00 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 1% rule +1.5/10.0

Listing remarks

Are you HUNTING for a Fixer Upper? This house in HUNTLAND could be just what you're looking for. With 5 bedrooms, 2 bathrooms Plus almost 4 acres! This house is a AS IS property.

Key facts

• 4 acre lot
• 6 parking spots
• Built 1980

Property features AI

Finance

• Other: Approximately 4 acres lot
• HOA & community: Pets allowed

Exterior

• Parking: Detached garage; Covered parking for 2 vehicles; Carport with 2 spaces; Circular driveway with 4 open parking spaces (6 total); Gravel driveway
• Security: Satellite dish
• Utilities: Private well water; Septic tank
• Home design: Single family residence; One story; Accessible approach with ramp
• Construction: Stone exterior; Asbestos shingle roof; Existing construction
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 5 bedrooms (all on the main level); Master bathroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (34.9% below list).
• Recommended offer: $140k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#254 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Franklin County (town): math 18% / reading 22% proficiency, ranked #111 of 139 in TN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Franklin Co High School (math 5% / reading 22%, grade F, #255 of 332 statewide, top 77%, 1,180 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 422 units permitted in Franklin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Franklin County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,849 (34.9% 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 69 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $106,944
• Equity at exit: $193,599

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $322,549
• Equity at exit: $417,503

Cash invested: $60,172 (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 37345

• Home prices YoY: 18.8%
• Active inventory: 12
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-157

Break-even live

Break-even rent $1,597

Max offer price $187,219

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-96	+0% $-157	+5% $-218	+10% $-278
Rent	-10% $-267	-5% $-212	+0% $-157	+5% $-101	+10% $-46
Rate	-1.0pp $-48	-0.5pp $-102	base $-157	+0.5pp $-212	+1.0pp $-269

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $214,900 Active 69 DOM
2. 2026-06-18
   days on market $214,900 Active 68 DOM
3. 2026-06-17
   days on market $214,900 Active 67 DOM
4. 2026-06-16
   days on market $214,900 Active 66 DOM
5. 2026-06-15
   days on market $214,900 Active 65 DOM
6. 2026-06-14
   days on market $214,900 Active 63 DOM
7. 2026-06-13
   days on market $214,900 Active 62 DOM
8. 2026-06-10
   pricedays on market $214,900 Active 60 DOM
9. 2026-06-09
   days on market $220,000 Active 59 DOM
10. 2026-06-08
    days on market $220,000 Active 58 DOM
11. 2026-06-07
    days on market $220,000 Active 57 DOM
12. 2026-06-05
    days on market $220,000 Active 54 DOM
13. 2026-06-03
    days on market $220,000 Active 53 DOM
14. 2026-06-02
    days on market $220,000 Active 52 DOM
15. 2026-06-01
    days on market $220,000 Active 51 DOM
16. 2026-05-31
    days on market $220,000 Active 50 DOM
17. 2026-05-30
    days on market $220,000 Active 49 DOM
18. 2026-04-12
    listed $220,000 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: $540 · $45/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$986/yr (+$82/mo · 182.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,782
• − Mortgage interest: −$12,038
• − Property taxes: −$540
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$6,252
• Taxable loss: −$5,807
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $-487/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: Franklin County
• NCES district ID: 4701290
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $43,108
• Composite: 17.24/100
• National rank: #9094
• State rank: #111 of 139 in TN

Livability — Huntland

• Score: 61/100
• State rank: #254
• US rank: #18084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,635

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 42,858 people
• By 2030: 43,540 · +1.6%
• By 2040: 44,623 · +4.1%
• By 2050: 45,523 · +6.2%
• By 2075: 48,954 · +14.2%
• By 2100: 50,170 · +17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.1%
• 2008→2024 swing: -30.6pp toward R · 2008: -22.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+47.7 2016: R+43.7 2012: R+28.9 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.97%
• Current HPI: 403.4807
• 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

• 2026-04-12 Listed $220,000 REALTRACS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $540 · +0.0% YoY. Source: county tax records.