1202 Bowman Loop · Bowman, TN 38571

$351,900

6 bd · 3.0 ba · 3,024 sqft · MultiFamily public records · 101 Days on market

Built 2005

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great Investment Opportunity! Well-maintained triplex featuring 3 units, each offering 2 bedrooms and 1 bath. Units include eat-in kitchens and comfortable living space. Property is situated in a private setting and offers excellent income potential for investors or those looking to live in one unit while renting the others. Solid rental opportunity with strong long-term potential! Offers approximately 1 acre (to be surveyed and divided from a larger tract at closing).

Key facts

• Income potential
• Eat-in kitchens
• Triplex

Tags

• TRIPLEX
• EAT-IN KITCHENS
• PRIVATE SETTING
• INCOME POTENTIAL
• RENTAL OPPORTUNITY

Property features AI

Finance

• Financial info: Owner pays lawn maintenance and taxes; Total of 3 rental units (multifamily)

Exterior

• Parking: On-premise parking
• Utilities: Water, sewer, and power details per local connections (standard utilities implied)
• Home design: Triplex (3-unit multifamily building)
• Construction: Stucco and block construction; Building area approximately 3,024 (per tax records)
• Exterior features: Lot dimensions approx. 359 x 398 x 213 x 326

Interior

• Kitchen: Dishwasher; Refrigerator; Self-cleaning oven
• Bedrooms: Three 2-bedroom units (all unfurnished)
• Flooring: Laminate; Carpet
• Heating & cooling: Heat pump; Natural gas heating; Electric heating; Central cooling; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Self-cleaning oven

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $352k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $410/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $352k).
• Recommended offer: $320k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#103 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime D-.
• 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: 216 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 $38k of equity ($2k loan paydown + $35k 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 $99k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,229 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 7.0

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: 35.3%
• Equity multiple: 3.74×
• Total profit: $269,775
• Equity at exit: $317,019

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $732,601
• Equity at exit: $683,664

Cash invested: $98,532 (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: 216
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$1,845
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,229

Break-even live

Break-even rent $2,644

Max offer price $351,900

Occupancy floor 66%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,200
Total (3 units)			$4,200

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: $87,975
• Closing costs: $10,557
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $351,900 Active 101 DOM
2. 2026-06-17
   days on market $351,900 Active 100 DOM
3. 2026-06-16
   days on market $351,900 Active 99 DOM
4. 2026-06-15
   days on market $351,900 Active 98 DOM
5. 2026-06-13
   days on market $351,900 Active 96 DOM
6. 2026-06-12
   days on market $351,900 Active 95 DOM
7. 2026-06-09
   days on market $351,900 Active 92 DOM
8. 2026-06-08
   days on market $351,900 Active 91 DOM
9. 2026-06-08
   days on market $351,900 Active 90 DOM
10. 2026-06-07
    days on market $351,900 Active 89 DOM
11. 2026-06-03
    days on market $351,900 Active 86 DOM
12. 2026-06-02
    days on market $351,900 Active 85 DOM
13. 2026-06-01
    days on market $351,900 Active 84 DOM
14. 2026-05-31
    days on market $351,900 Active 83 DOM
15. 2026-03-09
    listed $369,900 Active
16. 2025-03-03
    historical $750
17. 2025-02-14
    listed $750
18. 2025-02-14
    historical $750
19. 2025-02-14
    listed $750
20. 2024-03-06
    historical
21. 2024-02-24
    listed
22. 2023-06-30
    historical

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$1,333/yr (+$111/mo · 114.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,400
• − Mortgage interest: −$19,712
• − Property taxes: −$1,165
• − Insurance: −$1,760
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$10,237
• Taxable income: $9,463
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $12,476/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: 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 — Bowman

• Score: 67/100
• State rank: #103
• US rank: #10579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowman, TN
• 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

8 events — show timeline

• 2026-03-09 Listed $369,900 Knoxville MLS
• 2025-03-03 Rental Removed $750 BUILDIUM
• 2025-02-14 Listed for Rent $750 BUILDIUM
• 2025-02-14 Rental Removed $750 LEASESTAR
• 2025-02-14 Listed for Rent $750 LEASESTAR
• 2024-03-06 Rental Removed — BUILDIUM
• 2024-02-24 Listed for Rent — BUILDIUM
• 2023-06-30 Rental Removed — BUILDIUM

Property tax history

+2.0%/yr

Latest (2025): $1,165 · +0.0% YoY. Source: county tax records.