1020 Uno Ln · Lake Tansi, TN 38572

$130,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 32 Days on market

Built 1985 8,712 sqft lot $17/mo HOA · 1% of rent

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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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely remodeled single-wide on a permanent foundation! This move-in ready property features updated flooring, fresh paint, modern fixtures, and a beautifully renovated interior throughout. Enjoy an open living area, spacious kitchen, and comfortable bedrooms designed for everyday living. Situated on a permanent foundation, this home qualifies for financing opportunities that many manufactured homes do not. Perfect for first-time buyers, downsizing, or investment potential. Quiet setting with plenty of outdoor space to relax and enjoy. Don't miss this affordable, updated home with lasting value!

Key facts

• 8,712 sq ft lot
• Built 1985
• Listed 32 days

Property features AI

Finance

• HOA & community: Community association with yearly fee of $205

Exterior

• Parking: Other parking
• Utilities: Septic tank sewer
• Home design: Detached property; Owner-reported building area: 1,134 (source: owner)
• Construction: Vinyl siding; Other construction materials; Crawl space foundation
• Exterior features: Level lot; Country setting views

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Five total rooms; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#245 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools 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: 447 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.8

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: 28.5%
• Equity multiple: 3.26×
• Total profit: $82,128
• Equity at exit: $117,114

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $233,034
• Equity at exit: $252,561

Cash invested: $36,400 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 447
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$17
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $177

Break-even live

Break-even rent $1,159

Max offer price $130,000

Occupancy floor 82%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 16 events

1. 2026-06-14
   status $130,000 Pending 32 DOM
2. 2026-06-13
   days on market $130,000 Active 32 DOM
3. 2026-06-12
   days on market $130,000 Active 31 DOM
4. 2026-06-09
   days on market $130,000 Active 28 DOM
5. 2026-06-08
   days on market $130,000 Active 27 DOM
6. 2026-06-08
   days on market $130,000 Active 26 DOM
7. 2026-06-07
   days on market $130,000 Active 25 DOM
8. 2026-06-03
   days on market $130,000 Active 22 DOM
9. 2026-06-02
   days on market $130,000 Active 21 DOM
10. 2026-06-01
    days on market $130,000 Active 20 DOM
11. 2026-05-31
    days on market $130,000 Active 19 DOM
12. 2026-05-22
    price $130,000
13. 2026-05-22
    price $120,000
14. 2026-05-12
    listed $150,000 Active
15. 2007-04-23
    listed $7,000
16. 1996-06-21
    soldstatus $25,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,599
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − HOA: −$204
• − Depreciation: −$3,782
• Taxable income: $75
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,110/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 — Lake Tansi

• Score: 61/100
• State rank: #245
• US rank: #17630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Tansi, TN
• Population (ZIP): 12,030

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

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: ▲ 34.68%
• Current HPI: 367.3069
• 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

+420.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $130,000 Knoxville MLS
• 2026-05-22 Price Changed $120,000 Knoxville MLS
• 2026-05-12 Listed $150,000 Knoxville MLS
• 2007-04-23 Listed $7,000 Knoxville MLS
• 1996-06-21 Sold (Public Records) $25,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $57 · +0.0% YoY. Source: county tax records.