197 Woodby Fridley Rd · Sweetwater, TN 37874

$359,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 58 Days on market

Manufactured home Built 2023 0.52 ac lot

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 2023 Manufactured Home - Loaded with Upgrades & Space! Welcome to this massive 2023-built manufactured home that perfectly blends modern design, functionality, and comfort. With a spacious and thoughtfully designed layout, this home offers everything you need and more! The open concept floor plan is bursting with abundant natural light and is perfect for entertaining or relaxing! You will love the easy to clean grey walls and low maintenance flooring that flows throughout! You do not want to miss the chef-inspired kitchen. With an oversized island that has pull out shelving underneath, additional electrical outlets, a usb charging station, and plenty of space for seatin

Key facts

• Custom range hood
• Massive pantry
• Oversized island

Tags

• CHEF INSPIRED KITCHEN
• OVERSIZED ISLAND
• UPGRADED REFRIGERATOR
• PREMIUM KRAUS FARMHOUSE SINK
• CUSTOM RANGE HOOD
• MASSIVE PANTRY

Property features AI

Exterior

• Parking: Off-street parking; 3-car garage (main level access)
• Utilities: Septic tank
• Home design: Detached property
• Construction: Vinyl siding; Other construction materials; Crawl space foundation
• Exterior features: Vinyl windows; Workshop on property; Rolling slope lot; Country setting view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eat-in kitchen layout; Pantry
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (40.1% below list).
• Recommended offer: $216k (40.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Primary School (556 students, 0% FRL); Sweetwater Jr High School (math 11% / reading 18%, grade F, #231 of 333 statewide, top 70%, 322 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $360k implies a 1431% 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 $215,600 (40.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.1%
• Equity multiple: 0.15×
• Total profit: $-85,775
• Equity at exit: $53,662

10-year hold

• IRR: -21.2%
• Equity multiple: -0.10×
• Total profit: $-110,561
• Equity at exit: $31,118

Cash invested: $100,772 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 143
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$150
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-428

Break-even live

Break-even rent $2,698

Max offer price $284,264

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-326	+0% $-428	+5% $-530	+10% $-632
Rent	-10% $-598	-5% $-513	+0% $-428	+5% $-343	+10% $-258
Rate	-1.0pp $-247	-0.5pp $-337	base $-428	+0.5pp $-521	+1.0pp $-616

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1650 Old Hwy 68 Sweetwater, TN	2.0	3.0	2400	$2,800	$1.17	25d	1	0.69mi

Listing history 20 events

1. 2026-06-22
   days on market $359,900 Active 58 DOM
2. 2026-06-21
   days on market $359,900 Active 57 DOM
3. 2026-06-21
   days on market $359,900 Active 56 DOM
4. 2026-06-18
   days on market $359,900 Active 54 DOM
5. 2026-06-17
   days on market $359,900 Active 53 DOM
6. 2026-06-16
   days on market $359,900 Active 52 DOM
7. 2026-06-15
   days on market $359,900 Active 51 DOM
8. 2026-06-13
   days on market $359,900 Active 49 DOM
9. 2026-06-12
   days on market $359,900 Active 48 DOM
10. 2026-06-09
    days on market $359,900 Active 45 DOM
11. 2026-06-08
    days on market $359,900 Active 44 DOM
12. 2026-06-08
    days on market $359,900 Active 43 DOM
13. 2026-06-07
    days on market $359,900 Active 42 DOM
14. 2026-06-03
    days on market $359,900 Active 39 DOM
15. 2026-06-02
    days on market $359,900 Active 38 DOM
16. 2026-06-01
    days on market $359,900 Active 37 DOM
17. 2026-05-31
    days on market $359,900 Active 36 DOM
18. 2026-05-11
    price $364,900
19. 2026-04-25
    listed $369,900 Active
20. 2021-10-20
    soldstatus $23,500

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $2,555 · $213/mo
• Expected delta: +$1,426/yr (+$119/mo · 126.3%)

ⓘ 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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $25,872
• − Mortgage interest: −$20,160
• − Property taxes: −$1,129
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$10,470
• Taxable loss: −$11,826
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-2,300/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+1452.8% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $364,900 Knoxville MLS
• 2026-04-25 Listed $369,900 Knoxville MLS
• 2021-10-20 Sold (Public Records) $23,500 Public Records

Property tax history

+27.4%/yr

Latest (2025): $1,129 · +0.0% YoY. Source: county tax records.