02188952

Tennessee

Redeemable DeedpendingSells Oct 27, 2026 · in 22 days

Opening bid

$15,970

Assessed value

$40,950

Market / AVM

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Taxes owed

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Parcel number: 02188952
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Shelby County rules

Sale type: Redeemable Deed
Redemption: 1 year from the court's confirmation of sale (courts have discretion to extend)
Return if redeemed: 10% per annum statutory penalty on redemption
Statute: Tennessee Code Title 67, Ch. 5

Full county profile →

Historical comps

No historical bucket for TN|Redeemable Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Order Confirming Sale / tax conveyance is strong under TCA 67-5-2504, but federal liens and some interests can survive; subsequent taxes and occupancy risk remain. Unsold parcels may go to County then Land Bank after redemption.

Quiet title

Still commonly used for resale/refinance comfort despite statutory assurance language; underwrite redemption risk carefully.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Shelby County Trustee — Tax Sale ↗

Deal analysis

Your maximum bid

$93,483

Walk away above this. Projected profit at the ceiling: $49,140 (30% of ARV).

Opening bid $15,970

Room to bid $77,513

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$43,236

Under max by $50,247

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for TN|Redeemable Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $40,950 ÷ 0.25 assessment ratio. T.C.A. § 67-5-801 and Tenn. Const. art. II, § 28: residential and farm property is assessed at 25% of value, industrial and commercial at 40%, public utility at 55%. This entry uses the 25% residential rate.

After-repair value: $163,800
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$13,104
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical TN range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical TN recording and deed issuance cost.: −$250
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$246/month.: −$4,423
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$49,140
Maximum bid: $93,483

If the owner redeems

Flat penalty

12%

You'd receive

$11,218

Window

365 days

12% per year accrues while the owner can still redeem. It is interest, not a flat penalty — redeeming early costs them less.

property delinquent five years or less; deeper arrears redeem faster — 180 days over five years, 90 days at eight or more, and 30 days for property shown vacant or abandoned

Quoted elsewhere as 12% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE REDEMPTION PERIOD DEPENDS ON THE ARREARS, AND THIS ROW ENCODES THE LONGEST. One year at five years' delinquency or less, 180 days above five, 90 days at eight or more, and 30 days for property shown vacant or abandoned (§ 67-5-2701(a)(1)). A deeply delinquent parcel therefore returns capital far sooner than modelled — favourable, but it also means a shorter window in which the 12% accrues.
Tennessee assesses by class and this entry assumes residential at 25%. On an industrial or commercial parcel actually assessed at 40%, dividing by 0.25 overstates the property by about 1.6x — the dangerous direction. A mixed-use parcel is apportioned between subclasses by State Board of Equalization rules, so it will sit somewhere between. Check the class on the assessor's record before bidding on anything that is not plainly residential.

AI risk brief

Reads this parcel against ShelbyCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.