144 Deer Ln · Nixon, TN 38372

$65,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 242 Days on market

Built 1990 1.00 ac lot ↓ 28% since listing

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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
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Discover the potential of 144 Deer Ln, a manufactured home situated on a spacious 1-acre lot in the serene surroundings of Savannah, Tennessee. This property, comprised of three parcels, which totals 2.44 acres that offers ample space and flexibility for buyers seeking a peaceful retreat or investment opportunity. The home is being sold as-is, presenting a unique chance to customize or renovate to your vision. Nestled in a quiet, rural setting, this property provides the perfect balance of privacy and accessibility, with close proximity to local amenities in Savannah.

Key facts

• Spacious 1-acre lot
• Quiet rural setting
• Three parcels

Tags

• SPACIOUS 1-ACRE LOT
• THREE PARCELS
• 2.44 ACRES
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hardin County (rural): math 27% / reading 28% proficiency, ranked #76 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 388 active listings in the ZIP; 24 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Hardin County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 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. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.4

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: 41.5%
• Equity multiple: 4.16×
• Total profit: $57,532
• Equity at exit: $58,557

10-year hold

• IRR: 35.8%
• Equity multiple: 9.35×
• Total profit: $152,060
• Equity at exit: $126,281

Cash invested: $18,200 (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 38372

• Home prices YoY: 5.5%
• Active inventory: 388
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $347

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $392	-5% $370	+0% $347	+5% $325	+10% $302
Rent	-10% $268	-5% $307	+0% $347	+5% $387	+10% $427
Rate	-1.0pp $380	-0.5pp $364	base $347	+0.5pp $330	+1.0pp $313

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 242 DOM
2. 2026-06-18
   days on market $65,000 Active 240 DOM
3. 2026-06-17
   days on market $65,000 Active 239 DOM
4. 2026-06-16
   days on market $65,000 Active 238 DOM
5. 2026-06-15
   days on market $65,000 Active 237 DOM
6. 2026-06-13
   days on market $65,000 Active 235 DOM
7. 2026-06-12
   days on market $65,000 Active 234 DOM
8. 2026-06-09
   days on market $65,000 Active 231 DOM
9. 2026-06-08
   days on market $65,000 Active 230 DOM
10. 2026-06-08
    days on market $65,000 Active 229 DOM
11. 2026-06-07
    days on market $65,000 Active 228 DOM
12. 2026-06-03
    days on market $65,000 Active 225 DOM
13. 2026-06-02
    days on market $65,000 Active 224 DOM
14. 2026-06-01
    days on market $65,000 Active 223 DOM
15. 2026-05-31
    days on market $65,000 Active 222 DOM
16. 2026-02-11
    price $65,000 574-char remark

    Show marketing remark (574 chars)

    Discover the potential of 144 Deer Ln, a manufactured home situated on a spacious 1-acre lot in the serene surroundings of Savannah, Tennessee. This property, comprised of three parcels, which totals 2.44 acres that offers ample space and flexibility for buyers seeking a peaceful retreat or investment opportunity. The home is being sold as-is, presenting a unique chance to customize or renovate to your vision. Nestled in a quiet, rural setting, this property provides the perfect balance of privacy and accessibility, with close proximity to local amenities in Savannah.

17. 2025-10-29
    price $75,000 574-char remark

    Show marketing remark (574 chars)

    Discover the potential of 144 Deer Ln, a manufactured home situated on a spacious 1-acre lot in the serene surroundings of Savannah, Tennessee. This property, comprised of three parcels, which totals 2.44 acres that offers ample space and flexibility for buyers seeking a peaceful retreat or investment opportunity. The home is being sold as-is, presenting a unique chance to customize or renovate to your vision. Nestled in a quiet, rural setting, this property provides the perfect balance of privacy and accessibility, with close proximity to local amenities in Savannah.

18. 2025-10-21
    listed $90,000 Active 574-char remark

    Show marketing remark (574 chars)

    Discover the potential of 144 Deer Ln, a manufactured home situated on a spacious 1-acre lot in the serene surroundings of Savannah, Tennessee. This property, comprised of three parcels, which totals 2.44 acres that offers ample space and flexibility for buyers seeking a peaceful retreat or investment opportunity. The home is being sold as-is, presenting a unique chance to customize or renovate to your vision. Nestled in a quiet, rural setting, this property provides the perfect balance of privacy and accessibility, with close proximity to local amenities in Savannah.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,098
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,891
• Taxable income: $3,330
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,368/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: Hardin County
• NCES district ID: 4701680
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $34,404
• Composite: 22.64/100
• National rank: #8061
• State rank: #76 of 139 in TN

Livability — Nixon

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

Census & demographics

• Population (ZIP): 17,659

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 24,740 people
• By 2030: 23,971 · -3.1%
• By 2040: 22,284 · -9.9%
• By 2050: 20,612 · -16.7%
• By 2075: 17,072 · -31.0%
• By 2100: 13,723 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 5% Slovak 2% Danish 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+71.0) · D 14.1% · R 85.1%
• 2008→2024 swing: -28.3pp toward R · 2008: -42.7pp · 2024: -71.0pp
• All cycles: 2024: R+71.0 2020: R+67.5 2016: R+64.2 2012: R+51.6 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.20%
• Current HPI: 293.51
• 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

-27.8% since first listed

3 events — show timeline

• 2026-02-11 Price Changed $65,000 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Price Changed $75,000 REALTRACS as Distributed by MLS Grid
• 2025-10-21 Listed $90,000 REALTRACS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $67 · +0.0% YoY. Source: county tax records.