7941 Maggie Ln · Townsend, TN 37882

$69,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 24 Days on market

Built 1985

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

House was built in1982 and has been owned by my mother-in-law for several years. It is located in a small, one street, mobile home park in Townsend, TN. The location is very private and most do not know that it is there. Townsend is located next to the entrance to the Great Smoky Mountain National Park. It is 30 minutes from Pigeon Forge and 40 minutes from Gatlinburg. This home is the last unit on the street and on a cul-de-sac. Private location, as the lot you see to the right is empty and too small for another mobile home. This is a two bedroom, two bath unit which is being sold fully furnished. The furnace is electric and she had a new mini split installed last Spring. The mini split pr

Key facts

• Septic for sewer
• New mini split
• City water

Tags

• CUL-DE-SAC
• FULLY FURNISHED
• NEW MINI SPLIT
• GOOD NATURAL LIGHT
• CITY WATER
• SEPTIC FOR SEWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 0.8% in Townsend — 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 68/100 on livability (#88 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: schools C-, amenities F, commute F.
• Blount County (rural): math 29% / reading 31% proficiency, ranked #52 of 139 in TN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.0

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $55,480
• Equity at exit: $62,161

10-year hold

• IRR: 32.1%
• Equity multiple: 8.73×
• Total profit: $149,342
• Equity at exit: $134,052

Cash invested: $19,320 (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 37882

• Home prices YoY: 30.4%
• Active inventory: 140
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $281

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 66%

Sensitivity live

Price	-10% $329	-5% $305	+0% $281	+5% $257	+10% $233
Rent	-10% $205	-5% $243	+0% $281	+5% $319	+10% $357
Rate	-1.0pp $316	-0.5pp $298	base $281	+0.5pp $263	+1.0pp $245

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 24 DOM
2. 2026-06-17
   days on market $69,000 Active 23 DOM
3. 2026-06-16
   pricedays on market $69,000 Active 22 DOM
4. 2026-06-15
   days on market $79,000 Active 21 DOM
5. 2026-06-14
   days on market $79,000 Active 19 DOM
6. 2026-06-13
   days on market $79,000 Active 18 DOM
7. 2026-06-10
   days on market $79,000 Active 16 DOM
8. 2026-06-09
   days on market $79,000 Active 15 DOM
9. 2026-06-08
   days on market $79,000 Active 14 DOM
10. 2026-06-07
    days on market $79,000 Active 13 DOM
11. 2026-06-03
    days on market $79,000 Active 9 DOM
12. 2026-06-02
    days on market $79,000 Active 8 DOM
13. 2026-06-01
    days on market $79,000 Active 7 DOM
14. 2026-05-31
    days on market $79,000 Active 6 DOM
15. 2026-05-31
    days on market $79,000 Active 5 DOM
16. 2026-05-26
    listed $79,000 Active
17. 2002-05-07
    listed $20,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,509
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,007
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,790/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: Blount County
• NCES district ID: 4700300
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $47,764
• Composite: 25.99/100
• National rank: #7322
• State rank: #52 of 139 in TN

Livability — Townsend

• Score: 68/100
• State rank: #88
• US rank: #9561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Townsend, TN
• Population (ZIP): 2,800

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 134.85%
• Current HPI: 577.9164
• 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

+295.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $79,000 FSBO.com
• 2002-05-07 Listed $20,000 Knoxville MLS

Property tax history

+12.5%/yr

Latest (2025): $66 · +0.0% YoY. Source: county tax records.