1646 Monroe St · Sweetwater, TN 37874

$254,000

4 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 33 Days on market

Built 2024 0.34 ac lot

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Why this score? — see what drove the C- 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This brand-new 2024-built 4-bedroom gem in Sweetwater, TN, offers the perfect blend of modern comfort and convenience. The spacious layout features a large master suite with a massive bathroom, walk-in closet, and ample space to unwind. Step outside to enjoy the expansive front and back decks, perfect for relaxing or entertaining guests. Located just minutes from downtown Sweetwater and the interstate, this home provides easy access to all the amenities while offering the tranquility of a welcoming neighborhood and country setting. Don't miss out on this exceptional property!

Key facts

• Front deck
• Walk-in closet
• Spacious lot

Tags

• FRONT DECK
• BACK DECK
• OVERSIZED BATHROOM
• WALK-IN CLOSET
• SPACIOUS LOT
• QUICK ACCESS TO SHOPPING

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family (not attached); 1,568 building area (per tax records)
• Construction: Vinyl siding; Frame construction; Crawl space foundation
• Exterior features: Rolling slope lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Master bedroom
• Flooring: Vinyl
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $254k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (1.8% below list).
• Recommended offer: $246k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

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 $246,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 F-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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-14,396
• Equity at exit: $37,872

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $21,679
• Equity at exit: $21,961

Cash invested: $71,120 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,332
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $422

Break-even live

Break-even rent $1,961

Max offer price $254,000

Occupancy floor 78%

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	23d	1	0.54mi

Listing history 21 events

1. 2026-06-18
   price $254,000 Active 33 DOM
2. 2026-06-18
   days on market $255,000 Active 33 DOM
3. 2026-06-17
   days on market $255,000 Active 32 DOM
4. 2026-06-16
   days on market $255,000 Active 31 DOM
5. 2026-06-15
   days on market $255,000 Active 30 DOM
6. 2026-06-13
   days on market $255,000 Active 28 DOM
7. 2026-06-12
   days on market $255,000 Active 27 DOM
8. 2026-06-09
   days on market $255,000 Active 24 DOM
9. 2026-06-08
   days on market $255,000 Active 23 DOM
10. 2026-06-08
    days on market $255,000 Active 22 DOM
11. 2026-06-07
    days on market $255,000 Active 21 DOM
12. 2026-06-03
    days on market $255,000 Active 18 DOM
13. 2026-06-02
    days on market $255,000 Active 17 DOM
14. 2026-06-01
    days on market $255,000 Active 16 DOM
15. 2026-05-31
    days on market $255,000 Active 15 DOM
16. 2026-05-16
    listed $260,000 Active
17. 2025-02-20
    soldstatus $250,000
18. 2025-02-18
    soldstatus $250,000 Closed 596-char remark

    Show marketing remark (596 chars)

    Welcome Home! This brand-new 2024-built 4-bedroom gem in Sweetwater, TN, offers the perfect blend of modern comfort and convenience. The spacious layout features a large master suite with a massive bathroom, walk-in closet, and ample space to unwind. Step outside to enjoy the expansive front and back decks, perfect for relaxing or entertaining guests. Located just minutes from downtown Sweetwater and the interstate, this home provides easy access to all the amenities while offering the tranquility of a welcoming neighborhood and country setting. Don't miss out on this exceptional property!

19. 2025-01-13
    historical Pending - Continue to Show 596-char remark

    Show marketing remark (596 chars)

    Welcome Home! This brand-new 2024-built 4-bedroom gem in Sweetwater, TN, offers the perfect blend of modern comfort and convenience. The spacious layout features a large master suite with a massive bathroom, walk-in closet, and ample space to unwind. Step outside to enjoy the expansive front and back decks, perfect for relaxing or entertaining guests. Located just minutes from downtown Sweetwater and the interstate, this home provides easy access to all the amenities while offering the tranquility of a welcoming neighborhood and country setting. Don't miss out on this exceptional property!

20. 2025-01-03
    price $242,400 596-char remark

    Show marketing remark (596 chars)

    Welcome Home! This brand-new 2024-built 4-bedroom gem in Sweetwater, TN, offers the perfect blend of modern comfort and convenience. The spacious layout features a large master suite with a massive bathroom, walk-in closet, and ample space to unwind. Step outside to enjoy the expansive front and back decks, perfect for relaxing or entertaining guests. Located just minutes from downtown Sweetwater and the interstate, this home provides easy access to all the amenities while offering the tranquility of a welcoming neighborhood and country setting. Don't miss out on this exceptional property!

21. 2024-12-05
    listed $244,900 Active 596-char remark

    Show marketing remark (596 chars)

    Welcome Home! This brand-new 2024-built 4-bedroom gem in Sweetwater, TN, offers the perfect blend of modern comfort and convenience. The spacious layout features a large master suite with a massive bathroom, walk-in closet, and ample space to unwind. Step outside to enjoy the expansive front and back decks, perfect for relaxing or entertaining guests. Located just minutes from downtown Sweetwater and the interstate, this home provides easy access to all the amenities while offering the tranquility of a welcoming neighborhood and country setting. Don't miss out on this exceptional property!

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$464/yr (+$39/mo · 34.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$14,228
• − Property taxes: −$1,339
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,389
• Taxable income: $923
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $4,838/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+6.2% since first listed

6 events — show timeline

• 2026-05-16 Listed $260,000 Knoxville MLS
• 2025-02-20 Sold (Public Records) $250,000 Public Records
• 2025-02-18 Sold (MLS) $250,000 Knoxville MLS
• 2025-01-13 Contingent — Knoxville MLS
• 2025-01-03 Price Changed $242,400 Knoxville MLS
• 2024-12-05 Listed $244,900 Knoxville MLS

Property tax history

+27.4%/yr

Latest (2025): $1,339 · +2209.2% YoY. Source: county tax records.