434 N Pine St · Whitwell, TN 37397

$299,000

40 bd · 20.0 ba · 4,000 sqft · MultiFamily · 115 Days on market

Built 1996

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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
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 5-unit trailer park presents a strong value-add investment opportunity with significant upside potential. Currently, four units are occupied and generating $3,100 per month in gross income ($37,200 annually), while one unit is vacant and ready for renovation and lease-up. Market rents for similar units are approximately $850 per month, bringing the stabilized gross income potential to $4,250 per month, or $51,000 annually. Each unit has a separate electric meter, with tenants responsible for their own electricity. Water is on a single master meter and paid by the landlord, averaging approximately $180 per month. Additional operating expenses run about $350 per month. This property offers a clear path to increased cash flow through renovating the vacant units and adjusting rents to market levels. Drive-by viewings are welcome; however, please do not disturb current tenants. The seller will also provide vendor and service contacts to ensure a smooth transition for the new owner. SQFT total is total combined estimate of all 5 units. Exact age of the homes are unknown but site pads were built in 1996 according to records. Buyer/agent to verify any information they deem important. Property does require flood insurance.

Key facts

• Built 1996
• Listed 115 days

Property features AI

Finance

• Financial info: Five total units; Owner pays: trash collection and water; Tenants pay: electricity

Exterior

• Parking: Detached parking (gravel)
• Utilities: Public water available; Septic tank sewer; Electricity available; Water available
• Home design: Residential income property; Three or more levels
• Construction: Metal roof; Other construction materials; Existing building
• Exterior features: Gravel parking area

Interior

• Bedrooms: Five 2-bedroom units
• Flooring: Other
• Bathrooms: Each 2-bedroom unit has 1 bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 5 × 8-bed/4.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.9% in Whitwell — 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 56/100 on livability (#346 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Marion County (town): math 24% / reading 25% proficiency, ranked #89 of 139 in TN (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Whitwell Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 492 students, 0% FRL); Whitwell High School (math 12% / reading 32%, grade F, #163 of 332 statewide, top 51%, 343 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 80 active listings in the ZIP; 225 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $14k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.66% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.10×
• Total profit: $176,110
• Equity at exit: $166,416

10-year hold

• IRR: 32.7%
• Equity multiple: 6.24×
• Total profit: $439,095
• Equity at exit: $284,743

Cash invested: $83,720 (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 37397

• Home prices YoY: 1.6%
• Active inventory: 80
• Price-to-rent: 25.1×

Monthly cashflow live

• Estimated rent: $4,958 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,041
• Net cashflow: $1,725

Break-even live

Break-even rent $2,774

Max offer price $299,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 5× units	8	4	$4,960
Total (5 units)			$4,958

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $299,000 Active 115 DOM
2. 2026-06-17
   days on market $299,000 Active 114 DOM
3. 2026-06-16
   days on market $299,000 Active 113 DOM
4. 2026-06-15
   days on market $299,000 Active 112 DOM
5. 2026-06-14
   days on market $299,000 Active 110 DOM
6. 2026-06-13
   days on market $299,000 Active 109 DOM
7. 2026-06-10
   days on market $299,000 Active 107 DOM
8. 2026-06-09
   days on market $299,000 Active 106 DOM
9. 2026-06-08
   days on market $299,000 Active 105 DOM
10. 2026-06-07
    days on market $299,000 Active 104 DOM
11. 2026-06-05
    days on market $299,000 Active 101 DOM
12. 2026-06-03
    days on market $299,000 Active 100 DOM
13. 2026-06-02
    days on market $299,000 Active 99 DOM
14. 2026-06-01
    days on market $299,000 Active 98 DOM
15. 2026-05-31
    days on market $299,000 Active 97 DOM
16. 2026-05-30
    days on market $299,000 Active 96 DOM
17. 2026-02-24
    listed $299,000 Active
18. 2026-02-23
    listed $299,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    This 5-unit trailer park presents a strong value-add investment opportunity with significant upside potential. Currently, four units are occupied and generating $3,100 per month in gross income ($37,200 annually), while one unit is vacant and ready for renovation and lease-up. Market rents for similar units are approximately $850 per month, bringing the stabilized gross income potential to $4,250 per month, or $51,000 annually. Each unit has a separate electric meter, with tenants responsible for their own electricity. Water is on a single master meter and paid by the landlord, averaging approximately $180 per month. Additional operating expenses run about $350 per month. This property offers a clear path to increased cash flow through renovating the vacant units and adjusting rents to market levels. Drive-by viewings are welcome; however, please do not disturb current tenants. The seller will also provide vendor and service contacts to ensure a smooth transition for the new owner. SQFT total is total combined estimate of all 5 units. Exact age of the homes are unknown but site pads were built in 1996 according to records. Buyer/agent to verify any information they deem important. Property does require flood insurance.

19. 2025-04-14
    historical
20. 2024-08-27
    listed $269,900 Active
21. 2024-07-26
    historical
22. 2024-04-15
    status Active
23. 2024-03-28
    historical Active Under Contract
24. 2024-03-26
    price $229,000
25. 2024-03-05
    price $234,900
26. 2024-03-01
    price $237,900
27. 2024-02-16
    listed $239,900 Active
28. 2023-12-12
    historical
29. 2023-11-17
    listed Active
30. 2005-11-11
    listed $55,000

ⓘ 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $59,496
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,998
• − Repairs & maintenance: −$4,760
• − Management: −$4,760
• − Depreciation: −$8,698
• Taxable income: $17,047
• Est. tax owed @ 24.0%: −$4,091
• After-tax cash flow: $16,612/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: Marion County
• NCES district ID: 4702640
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $41,941
• Composite: 20.88/100
• National rank: #8494
• State rank: #89 of 139 in TN

Livability — Whitwell

• Score: 56/100
• State rank: #346
• US rank: #22851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitwell, TN
• City population: 10,044
• Population (ZIP): 10,044

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,889 people
• By 2030: 28,915 · +0.1%
• By 2040: 28,662 · -0.8%
• By 2050: 28,053 · -2.9%
• By 2075: 26,855 · -7.0%
• By 2100: 24,404 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -34.3pp toward R · 2008: -21.4pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.8 2016: R+44.8 2012: R+22.3 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.83%
• Current HPI: 307.3072
• 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

+443.6% since first listed

14 events — show timeline

• 2026-02-24 Listed $299,000 REALTRACS as Distributed by MLS Grid
• 2026-02-23 Listed $299,000 GCAR
• 2025-04-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-08-27 Listed $269,900 REALTRACS as Distributed by MLS Grid
• 2024-07-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-04-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-03-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-03-26 Price Changed $229,000 REALTRACS as Distributed by MLS Grid
• 2024-03-05 Price Changed $234,900 REALTRACS as Distributed by MLS Grid
• 2024-03-01 Price Changed $237,900 REALTRACS as Distributed by MLS Grid
• 2024-02-16 Listed $239,900 REALTRACS as Distributed by MLS Grid
• 2023-12-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-11-17 Listed — REALTRACS as Distributed by MLS Grid
• 2005-11-11 Listed $55,000 RCAOR