222 Braddock St · Crossville, TN 38571

$89,900

2 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 60 Days on market

Built 2021 Good condition 435 sqft lot ↓ 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Take a look at this well-maintained 2 bath, 2-bedroom, split design mobile home in practically new condition! Great location near the interstate with many options for shopping and restaurants nearby. Lot rental is just $315 per month. Please call Bill at Mountaineer Realty for a showing.

Key facts

• Built 2021
• Listed 60 days

Property features AI

Exterior

• Parking: Designated parking
• Utilities: Septic sewer
• Home design: Not attached (detached property); Building area reported as 896 (owner provided)
• Construction: Aluminum siding; Other construction materials
• Exterior features: Level lot; Other view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Five total rooms; LR/DR combination
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#246 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools D, crime F, amenities 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: 218 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.2

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: 42.5%
• Equity multiple: 4.23×
• Total profit: $81,327
• Equity at exit: $80,989

10-year hold

• IRR: 36.7%
• Equity multiple: 9.51×
• Total profit: $214,102
• Equity at exit: $174,656

Cash invested: $25,172 (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 38571

• Home prices YoY: 6.7%
• Active inventory: 218
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $508

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $570	-5% $539	+0% $508	+5% $477	+10% $446
Rent	-10% $395	-5% $451	+0% $508	+5% $564	+10% $621
Rate	-1.0pp $553	-0.5pp $531	base $508	+0.5pp $485	+1.0pp $461

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $89,900 Active 60 DOM
2. 2026-06-18
   days on market $89,900 Active 58 DOM
3. 2026-06-17
   days on market $89,900 Active 57 DOM
4. 2026-06-16
   days on market $89,900 Active 56 DOM
5. 2026-06-15
   days on market $89,900 Active 55 DOM
6. 2026-06-13
   days on market $89,900 Active 53 DOM
7. 2026-06-12
   days on market $89,900 Active 52 DOM
8. 2026-06-09
   days on market $89,900 Active 49 DOM
9. 2026-06-08
   days on market $89,900 Active 48 DOM
10. 2026-06-08
    days on market $89,900 Active 47 DOM
11. 2026-06-07
    pricedays on market $89,900 Active 46 DOM
12. 2026-06-03
    days on market $94,900 Active 43 DOM
13. 2026-06-02
    days on market $94,900 Active 42 DOM
14. 2026-06-01
    days on market $94,900 Active 41 DOM
15. 2026-05-31
    days on market $94,900 Active 40 DOM
16. 2026-04-21
    listed $94,900 Active
17. 2026-04-09
    historical
18. 2026-04-09
    historical
19. 2026-02-13
    price $99,999
20. 2026-02-13
    price $99,999
21. 2026-02-13
    price $99,900
22. 2026-02-13
    price $99,900
23. 2025-12-31
    listed $110,000 Active
24. 2025-12-31
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $17,151
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,615
• Taxable income: $4,958
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $4,904/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bathroom mobile home is in good condition and ready for immediate occupancy. It has a good curb appeal and is located in a convenient location.

Value-add opportunities

• Both Paint the exterior siding — Painting the siding can improve the curb appeal and add value to the home.
• Both Replace the ceiling fan — A new ceiling fan can improve the home's aesthetics and functionality, making it more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the siding can improve the curb appeal and add value to the home. ↑
• Both Replace the ceiling fan — A new ceiling fan can improve the home's aesthetics and functionality, making it more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Crossville

• Score: 61/100
• State rank: #246
• US rank: #17641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,573

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 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: ▲ 24.02%
• Current HPI: 382.4479
• 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

-13.7% since first listed

9 events — show timeline

• 2026-04-21 Listed $94,900 Knoxville MLS
• 2026-04-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — Knoxville MLS
• 2026-02-13 Price Changed $99,999 REALTRACS as Distributed by MLS Grid
• 2026-02-13 Price Changed $99,999 Knoxville MLS
• 2026-02-13 Price Changed $99,900 REALTRACS as Distributed by MLS Grid
• 2026-02-13 Price Changed $99,900 Knoxville MLS
• 2025-12-31 Listed $110,000 REALTRACS as Distributed by MLS Grid
• 2025-12-31 Listed $110,000 Knoxville MLS