7695 Highway 140e · Buchanan, TN 38222

$59,900

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 11 Days on market

Built 1970 0.88 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Seller has provided the following information regarding this property: It is a single wide mobile home that has been added on to and a 2-car garage attached. At the present time there is no heat in the home, but there is a flue in the home therefore at one time may have had a wood stove. The seller is removing the appliances and the window air conditioner. VERY IMPORTANT INFORMATION: Regarding a family gravesite on the property. Please see the attached disclosures.

Key facts

• 0.88 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Lot is approximately 0.88 acres; Paved road access

Exterior

• Parking: Attached 2-car garage; Gravel parking; Also has open parking (total 2 parking spaces, 2 covered)
• Utilities: Private well water; Septic tank; Cable available
• Home design: Single-story mobile home; Single wide mobile home; Residential property
• Construction: Vinyl siding; Metal roof; One level
• Exterior features: Garden; Front porch

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Laminate flooring; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 17.5% vs local median 1.8% in Buchanan — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Henry County (rural): math 30% / reading 30% proficiency, ranked #60 of 139 in TN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakewood Elementary (math 38% / reading 30%, grade F, #351 of 952 statewide, top 37%, 505 students, 0% FRL); Lakewood Middle School (math 34% / reading 25%, grade F, #107 of 333 statewide, top 33%, 249 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $59,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.08%
• DSCR: 2.78
• GRM: 4.3

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: 55.3%
• Equity multiple: 5.07×
• Total profit: $68,289
• Equity at exit: $53,963

10-year hold

• IRR: 48.8%
• Equity multiple: 11.32×
• Total profit: $173,006
• Equity at exit: $116,373

Cash invested: $16,772 (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 38222

• Home prices YoY: 8.0%
• Active inventory: 46
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $560

Break-even live

Break-even rent $454

Max offer price $59,900

Occupancy floor 47%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $59,900 Pending 11 DOM
2. 2026-05-31
   days on market $59,900 Active Under Contract 11 DOM
3. 2026-05-21
   historical Active Under Contract
4. 2026-05-20
   listed $59,900 Active
5. 2009-08-04
   soldstatus $35,000

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $425 · $35/mo
• Expected delta: +$192/yr (+$16/mo · 82.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,956
• − Mortgage interest: −$3,355
• − Property taxes: −$233
• − Insurance: −$300
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,743
• Taxable income: $6,092
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,261/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: Henry County
• NCES district ID: 4701830
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $41,770
• Composite: 25.42/100
• National rank: #7457
• State rank: #60 of 139 in TN

Livability — Buchanan

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Buchanan, TN
• Population (ZIP): 1,899

Population outlook (Henry County) Hauer SSP2

• Today (2025): 31,750 people
• By 2030: 31,277 · -1.5%
• By 2040: 30,064 · -5.3%
• By 2050: 28,675 · -9.7%
• By 2075: 25,767 · -18.8%
• By 2100: 22,318 · -29.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Native American 5% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 4% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+55.3) · D 21.8% · R 77.1% · Other 1.1%
• 2008→2024 swing: -33.0pp toward R · 2008: -22.4pp · 2024: -55.3pp
• All cycles: 2024: R+55.3 2020: R+51.1 2016: R+49.8 2012: R+30.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 319.6388
• 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

+71.1% since first listed

3 events — show timeline

• 2026-05-21 Contingent — TVAR
• 2026-05-20 Listed $59,900 TVAR
• 2009-08-04 Sold (Public Records) $35,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $233 · +13.7% YoY. Source: county tax records.