1195 NE Hilltop Dr · Cleveland, TN 37312

$74,000

3 bd · 1.5 ba · 780 sqft · Manufactured public records · 74 Days on market

Built 1977 0.31 ac lot ↓ 7% 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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

Key facts

• Move-in ready
• 0.31 acres
• City water and sewer

Tags

• QUIET DEAD-END STREET
• RENOVATED MOBILE HOME
• 0.31 ACRES
• MOVE-IN READY
• CITY WATER AND SEWER
• STRONG INCOME POTENTIAL

Property features AI

Exterior

• Parking: 2-car garage; Other parking features
• Utilities: Public sewer
• Home design: Detached property
• Construction: Aluminum siding; Block construction; Originally recorded building area: 1,044 (owner-reported)
• Exterior features: Level lot; City view

Interior

• Kitchen: Refrigerator; Other appliances
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating present (type: other); Window unit(s) for cooling
• Interior features: 7 total rooms; Refrigerator included; Other kitchen appliance(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 3.5% in Cleveland — 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 70/100 on livability (#55 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, crime F, amenities F.
• Cleveland (urban): math 23% / reading 28% proficiency, ranked #85 of 139 in TN (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mayfield Elementary (math 17% / reading 22%, grade F, #654 of 952 statewide, top 72%, 412 students, 0% FRL); Cleveland Middle (math 25% / reading 26%, grade F, #147 of 333 statewide, top 45%, 1,271 students, 0% FRL); Cleveland High (math 8% / reading 29%, grade F, #208 of 332 statewide, top 63%, 1,842 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 549 active listings in the ZIP; solid renter incomes; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 2.08% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.02%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.15% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.60×
• Total profit: $33,194
• Equity at exit: $11,034

10-year hold

• IRR: 44.1%
• Equity multiple: 4.66×
• Total profit: $75,899
• Equity at exit: $6,398

Cash invested: $20,720 (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 37312

• Rents YoY: 0.1%
• Active inventory: 549
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $777

Break-even live

Break-even rent $559

Max offer price $74,000

Occupancy floor 45%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $74,000 Active 74 DOM
2. 2026-06-18
   days on market $74,000 Active 73 DOM
3. 2026-06-17
   days on market $74,000 Active 72 DOM
4. 2026-06-16
   days on market $74,000 Active 71 DOM
5. 2026-06-15
   days on market $74,000 Active 70 DOM
6. 2026-06-14
   days on market $74,000 Active 68 DOM
7. 2026-06-13
   days on market $74,000 Active 67 DOM
8. 2026-06-10
   days on market $74,000 Active 65 DOM
9. 2026-06-09
   days on market $74,000 Active 64 DOM
10. 2026-06-08
    days on market $74,000 Active 63 DOM
11. 2026-06-07
    days on market $74,000 Active 62 DOM
12. 2026-06-05
    days on market $74,000 Active 59 DOM
13. 2026-06-03
    days on market $74,000 Active 58 DOM
14. 2026-06-02
    days on market $74,000 Active 57 DOM
15. 2026-06-01
    days on market $74,000 Active 56 DOM
16. 2026-05-31
    days on market $74,000 Active 55 DOM
17. 2026-05-30
    days on market $74,000 Active 54 DOM
18. 2026-05-13
    price $89,000 597-char remark

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

19. 2026-05-13
    price $89,000 597-char remark

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

20. 2026-05-13
    price $89,000

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

21. 2026-04-06
    listed $96,000 Active 597-char remark

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

22. 2026-04-06
    listed $96,000 Active 597-char remark

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

23. 2026-04-06
    listed $96,000 Active

    Show marketing remark (597 chars)

    Tucked away on a quiet dead-end street, this 3-bedroom, 1.5-bath mobile home offers the perfect blend of privacy and opportunity. Situated on 0.31 acres, the property provides a peaceful setting while still being conveniently located. Whether you're looking for a primary residence, rental investment, or a temporary home while you build, this is property is perfect for it. With city water and sewer already in place, the groundwork is set for future development--remove the existing home and build your dream home with ease. A versatile property with strong income potential and long-term value.

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $525 · $44/mo
• Expected delta: +$254/yr (+$21/mo · 93.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,513
• − Mortgage interest: −$4,145
• − Property taxes: −$271
• − Insurance: −$370
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$2,153
• Taxable income: $8,612
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $7,261/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: Cleveland
• NCES district ID: 4700690
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,612
• Composite: 21.28/100
• National rank: #8394
• State rank: #85 of 139 in TN

Livability — Cleveland

• Score: 70/100
• State rank: #55
• US rank: #7689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 99,337
• Metro: Cleveland, TN
• Population (ZIP): 36,669
• Household income: $78,261
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 908.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.27%
• Current HPI: 260.8746
• Rent YoY: ▲ 0.15%
• Metro: Cleveland, TN
• 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

-7.3% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $89,000 RCAOR
• 2026-05-13 Price Changed $89,000 GCAR
• 2026-05-13 Price Changed $89,000 Knoxville MLS
• 2026-04-06 Listed $96,000 RCAOR
• 2026-04-06 Listed $96,000 GCAR
• 2026-04-06 Listed $96,000 Knoxville MLS

Property tax history

+3.2%/yr

Latest (2025): $271 · +9.3% YoY. Source: county tax records.