145 Norment Ln · Whiteville, TN 38075

$67,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 208 Days on market

Built 1994 0.70 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 +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Check out this 3 Bedroom, 2 Bathroom Double Wide Mobile Home Get away with .7 acres on one lot, and another for 1.81 acres! Sold as a Package Deal! You will Love Country Living in Whiteville. There's Plenty of room to have Chickens, and Gardening!! Dont Miss out on this Opportunity! Make your appointment today

Key facts

• 0.7 acre lot
• Built 1994
• Listed 208 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#220 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Hardeman County Schools (rural): math 11% / reading 16% proficiency, ranked #133 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Hardeman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($463 loan paydown + $5k appreciation (7.3% local appreciation)).
• Hardeman County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.
• Current owner paid $38k; list at $67k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.76% ✓
• Cap rate: 25.33%
• Cash-on-cash: 68.00%
• DSCR: 4.03
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.7%
• Equity multiple: 5.93×
• Total profit: $92,464
• Equity at exit: $47,890

10-year hold

• IRR: 72.8%
• Equity multiple: 12.62×
• Total profit: $217,968
• Equity at exit: $92,323

Cash invested: $18,760 (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 38075

• Home prices YoY: 3.0%
• Active inventory: 16
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,063

Break-even live

Break-even rent $504

Max offer price $67,000

Occupancy floor 38%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Bass Ave S Whiteville, TN	3.0	2.5	1350	$1,850	$1.37	23d	1	1.34mi

Listing history 21 events

1. 2026-06-18
   days on market $67,000 Active 208 DOM
2. 2026-06-17
   days on market $67,000 Active 207 DOM
3. 2026-06-16
   days on market $67,000 Active 206 DOM
4. 2026-06-15
   days on market $67,000 Active 205 DOM
5. 2026-06-13
   days on market $67,000 Active 203 DOM
6. 2026-06-12
   days on market $67,000 Active 202 DOM
7. 2026-06-09
   days on market $67,000 Active 199 DOM
8. 2026-06-08
   days on market $67,000 Active 198 DOM
9. 2026-06-08
   days on market $67,000 Active 197 DOM
10. 2026-06-03
    days on market $67,000 Active 193 DOM
11. 2026-06-02
    days on market $67,000 Active 192 DOM
12. 2026-06-01
    days on market $67,000 Active 191 DOM
13. 2026-05-31
    days on market $67,000 Active 190 DOM
14. 2025-11-22
    status Active 311-char remark

    Show marketing remark (315 chars)

    Check out this 3 Bedroom, 2 Bathroom Double Wide Mobile Home Get away with . 7 acres on one lot, and another for 1.81 acres! Sold as a Package Deal! You will Love Country Living in Whiteville. There's Plenty of room to have Chickens, and Gardening!! Dont Miss out on this Opportunity! Make your appointment today

15. 2025-11-22
    status Active 315-char remark

    Show marketing remark (315 chars)

    Check out this 3 Bedroom, 2 Bathroom Double Wide Mobile Home Get away with . 7 acres on one lot, and another for 1.81 acres! Sold as a Package Deal! You will Love Country Living in Whiteville. There's Plenty of room to have Chickens, and Gardening!! Dont Miss out on this Opportunity! Make your appointment today

16. 2025-10-20
    historical 315-char remark

    Show marketing remark (315 chars)

    Check out this 3 Bedroom, 2 Bathroom Double Wide Mobile Home Get away with . 7 acres on one lot, and another for 1.81 acres! Sold as a Package Deal! You will Love Country Living in Whiteville. There's Plenty of room to have Chickens, and Gardening!! Dont Miss out on this Opportunity! Make your appointment today

17. 2025-07-21
    listed $67,000 Active 315-char remark

    Show marketing remark (315 chars)

    Check out this 3 Bedroom, 2 Bathroom Double Wide Mobile Home Get away with . 7 acres on one lot, and another for 1.81 acres! Sold as a Package Deal! You will Love Country Living in Whiteville. There's Plenty of room to have Chickens, and Gardening!! Dont Miss out on this Opportunity! Make your appointment today

18. 2005-06-14
    soldstatus $38,000
19. 2005-06-10
    soldstatus $38,000
20. 2005-03-16
    historical
21. 2004-12-21
    listed $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: $230 · $19/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: +$246/yr (+$20/mo · 106.8%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $22,200
• − Mortgage interest: −$3,753
• − Property taxes: −$230
• − Insurance: −$335
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$1,949
• Taxable income: $12,381
• Est. tax owed @ 24.0%: −$2,971
• After-tax cash flow: $9,785/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: Hardeman County Schools
• NCES district ID: 4701650
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $33,190
• Composite: 10.9/100
• National rank: #9754
• State rank: #133 of 139 in TN

Livability — Whiteville

• Score: 62/100
• State rank: #220
• US rank: #16575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,857

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 23,629 people
• By 2030: 22,413 · -5.1%
• By 2040: 19,910 · -15.7%
• By 2050: 17,692 · -25.1%
• By 2075: 13,532 · -42.7%
• By 2100: 10,178 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 43% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1%

Political lean MEDSL · Hardeman

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -30.3pp toward R · 2008: 6.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+15.7 2016: R+8.0 2012: D+5.9 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 250.2705
• 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

+91.4% since first listed

8 events — show timeline

• 2025-11-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-11-22 Relisted — Memphis Area Association of Realtors(R) MLS
• 2025-10-20 Delisted — Memphis Area Association of Realtors(R) MLS
• 2025-07-21 Listed $67,000 Memphis Area Association of Realtors(R) MLS
• 2005-06-14 Sold (Public Records) $38,000 Public Records
• 2005-06-10 Sold (MLS) $38,000 Memphis Area Association of Realtors(R) MLS
• 2005-03-16 Delisted — Memphis Area Association of Realtors(R) MLS
• 2004-12-21 Listed $35,000 Memphis Area Association of Realtors(R) MLS

Property tax history

+3.1%/yr

Latest (2025): $230 · +8.5% YoY. Source: county tax records.