Small market AM Tennessee.  Currently run part-time by owner and one straight commission sales person with incredibly low overhead.  $1000 nut, including rent, utilities, royalties.   Billed in excess of $6,000 each of last three months (including January).  No real estate but easy studio and transmitter lease terms.  

Competition includes 2 FM's with studios in other counties and one religious AM.  County includes mountains and major lake, plus easy access to two larger cities. .  New solid state transmitter, bullet proof automation.  $145,000 cash. 

Some terms for qualified buyer.  But don't even ask for terms if you've never successfully sold radio advertising.