22 Prestonwood Ct · Fairfield Glade, TN 38558

$175,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 49 Days on market

Built 1996 1.00 ac lot $71/mo HOA · 4% of rent ↓ 12% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This single-level residence in the established Prestonwood Estates community offers 1,560 square feet of functional living space. The interior features a rectangular design with a versatile open-concept layout, including a spacious kitchen with a center island and vaulted ceilings that enhance the natural light. The primary suite includes a private bathroom with dual vanities and a large soaking tub, while the additional bedrooms provide flexible space for guests or a home office. The property is situated on a rolling lot and includes significant exterior amenities, such as a 20x22 detached garage, a secondary carport, and a 136-square-foot wood deck. The home is serviced by public water an

Key facts

• Dual vanities
• Spacious kitchen
• Private bathroom

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• CENTER ISLAND
• VAULTED CEILINGS
• PRIVATE BATHROOM
• DUAL VANITIES

Property features AI

Finance

• HOA & community: Monthly association fee of $71

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank
• Home design: Not attached to another unit; 1,560 building area (tax records)
• Construction: Vinyl siding; Frame construction; Crawl space foundation
• Exterior features: Cul-de-sac lot; Private setting; Wooded lot; Irregular lot; Country/wooded view

Interior

• Kitchen: Dishwasher; Self-cleaning oven
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane); Central cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Pantry; 7 total rooms; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 596 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.13% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $7,576
• Equity at exit: $33,542

10-year hold

• IRR: 11.7%
• Equity multiple: 2.02×
• Total profit: $49,981
• Equity at exit: $28,241

Cash invested: $49,000 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 596
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$73
• HOA: −$71
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $455

Break-even live

Break-even rent $1,397

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 49 DOM
2. 2026-06-17
   days on market $175,000 Active 48 DOM
3. 2026-06-16
   days on market $175,000 Active 47 DOM
4. 2026-06-15
   statusdays on market $175,000 Active 46 DOM
5. 2026-06-13
   days on market $175,000 Pending - Continue to Show 44 DOM
6. 2026-06-12
   days on market $175,000 Pending - Continue to Show 43 DOM
7. 2026-06-09
   days on market $175,000 Pending - Continue to Show 40 DOM
8. 2026-06-08
   days on market $175,000 Pending - Continue to Show 39 DOM
9. 2026-06-08
   days on market $175,000 Pending - Continue to Show 38 DOM
10. 2026-06-07
    days on market $175,000 Pending - Continue to Show 37 DOM
11. 2026-06-03
    days on market $175,000 Pending - Continue to Show 34 DOM
12. 2026-06-02
    days on market $175,000 Pending - Continue to Show 33 DOM
13. 2026-06-01
    days on market $175,000 Pending - Continue to Show 32 DOM
14. 2026-05-31
    days on market $175,000 Pending - Continue to Show 31 DOM
15. 2026-04-30
    listed $175,000 Active
16. 2026-04-22
    historical
17. 2026-04-17
    price $175,000
18. 2026-03-03
    price $185,000
19. 2026-01-22
    listed $199,000 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: $507 · $42/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$736/yr (+$61/mo · 145.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,676
• − Mortgage interest: −$9,803
• − Property taxes: −$507
• − Insurance: −$875
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$852
• − Depreciation: −$5,091
• Taxable income: $2,761
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $4,795/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

-12.1% since first listed

5 events — show timeline

• 2026-04-30 Listed $175,000 Knoxville MLS
• 2026-04-22 Listing Removed — Knoxville MLS
• 2026-04-17 Price Changed $175,000 Knoxville MLS
• 2026-03-03 Price Changed $185,000 Knoxville MLS
• 2026-01-22 Listed $199,000 Knoxville MLS

Property tax history

+1.6%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.