3824 Jernigan Rd · White House, TN 37188

$105,000

2 bd · 1.0 ba · 1,144 sqft · Manufactured public records · 3 Days on market

Built 1993 0.78 ac lot

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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 +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits on this 0.78-acre lot with an existing home in White House. This property is being sold as-is. Ideal for investors, renovators, or buyers looking for a project, the home provides a chance to add value and make it your own. The spacious lot offers room for outdoor improvements, expansion possibilities, or simply enjoying a larger homesite. Conveniently located with access to local amenities and major routes. Up to 1% lender credit on the loan amount when buyer uses Seller's Preferred Lender

Key facts

• Larger homesite
• Existing home
• 0.78-acre lot

Tags

• 0.78-ACRE LOT
• EXISTING HOME
• OUTDOOR IMPROVEMENTS
• EXPANSION POSSIBILITIES
• LARGER HOMESITE
• ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Manufactured on land; Residential property; Single-story
• Construction: Vinyl siding; Metal roof; Existing construction
• Exterior features: Porch; Level lot; Storage structure on property

Interior

• Kitchen: Kitchen (17x13)
• Bedrooms: 3 bedrooms (two main-level bedrooms listed; room sizes: 14x13, 12x13, 12x13)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vinyl flooring; No built-in appliances listed
• Laundry & utility: Utility room (10x6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 14.2% vs local median 3.1% in White House — 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 71/100 on livability (#46 in TN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Robert F. Woodall Elementary (501 students, 0% FRL); White House Heritage High School (math 29% / reading 37%, grade F, #54 of 332 statewide, top 16%, 1,001 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.7%/yr); 440 active listings in the ZIP; solid renter incomes; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $44k; list at $105k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.62% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.74×
• Total profit: $21,819
• Equity at exit: $15,656

10-year hold

• IRR: 25.3%
• Equity multiple: 2.91×
• Total profit: $56,082
• Equity at exit: $9,078

Cash invested: $29,400 (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 37188

• Home prices YoY: -24.0%
• Rents YoY: -0.7%
• Active inventory: 440
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $688

Break-even live

Break-even rent $834

Max offer price $105,000

Occupancy floor 55%

Sensitivity live

Price	-10% $748	-5% $718	+0% $688	+5% $659	+10% $629
Rent	-10% $554	-5% $621	+0% $688	+5% $756	+10% $823
Rate	-1.0pp $741	-0.5pp $715	base $688	+0.5pp $661	+1.0pp $634

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   statusdays on market $105,000 Active 3 DOM
2. 2026-06-19
   remarks 513-char remark

   Show marketing remark (513 chars)

   Opportunity awaits on this 0.78-acre lot with an existing home in White House. This property is being sold as-is. Ideal for investors, renovators, or buyers looking for a project, the home provides a chance to add value and make it your own. The spacious lot offers room for outdoor improvements, expansion possibilities, or simply enjoying a larger homesite. Conveniently located with access to local amenities and major routes. Up to 1% lender credit on the loan amount when buyer uses Seller's Preferred Lender

3. 2026-06-19
   listed $105,000 Coming Soon 1 DOM

   Show marketing remark (513 chars)

   Opportunity awaits on this 0.78-acre lot with an existing home in White House. This property is being sold as-is. Ideal for investors, renovators, or buyers looking for a project, the home provides a chance to add value and make it your own. The spacious lot offers room for outdoor improvements, expansion possibilities, or simply enjoying a larger homesite. Conveniently located with access to local amenities and major routes. Up to 1% lender credit on the loan amount when buyer uses Seller's Preferred Lender

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,466
• − Mortgage interest: −$5,882
• − Property taxes: −$774
• − Insurance: −$525
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,055
• Taxable income: $6,956
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,592/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — White House

• Score: 71/100
• State rank: #46
• US rank: #6984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Robertson County · 49,504 people
• City population: 18,241
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 18,241
• Household income: $90,856
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 286.0

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.31%
• Current HPI: 273.1271
• Rent YoY: ▼ -0.67%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, 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

+321.7% since first listed

6 events — show timeline

• 2026-06-19 Listed $105,000 REALTRACS as Distributed by MLS Grid
• 2026-06-19 Listed $105,000 REALTRACS as Distributed by MLS Grid
• 2026-06-18 Coming Soon $105,000 REALTRACS as Distributed by MLS Grid
• 2026-06-18 Coming Soon $105,000 REALTRACS as Distributed by MLS Grid
• 1993-08-20 Sold (Public Records) $43,900 Public Records
• 1990-09-06 Sold (Public Records) $24,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $774 · +0.0% YoY. Source: county tax records.