None · Fairgarden, TN 37876

$230,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 16 Days on market

Built 1996 4.53 ac lot Est $260k · 12% under

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Why this score? — see what drove the C- 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 +14.3/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

This mobile has been totally remodeled with stick build materials. All new floors, Sheetrock walls, New Tin Roof, New A/C, Water Heater, New Water lines, cabinets, New Carpets, Laminate Floors and on block foundation. Plus 5.5 acres.

Key facts

• Private acres
• Mountain setting
• Desirable location

Tags

• PRIVATE ACRES
• MOUNTAIN SETTING
• SINGLE-LEVEL LIVING
• FUNCTIONAL LAYOUT
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Lot size approximately 4.53 acres; Zoning: R-1

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Private water source; Septic tank; Electricity available
• Home design: Single-family residence; One story
• Construction: Metal roof; Other construction materials; Block skirting (mobile home)
• Exterior features: Porch; Gravel road access; Publicly maintained road; Pets allowed

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 5 total rooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $42 ($500/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (10.2% below list).
• Recommended offer: $206k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.9% in Fairgarden — 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 54/100 on livability (#381 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.6%/yr); 1127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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.

Recommended offer $206,477 (10.2% 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. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
759 Timberlake Cir	0.43mi	2/2.0 (-1)	1,344 (-4%)	22mo	$250,000	$186	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.89×
• Total profit: $121,899
• Equity at exit: $207,202

10-year hold

• IRR: 20.5%
• Equity multiple: 6.37×
• Total profit: $346,113
• Equity at exit: $446,839

Cash invested: $64,400 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1127
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $42

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 93%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Sanctuary Shores Way Sevierville, TN	2.0	2.0	1440	$2,800	$1.94	43d	1	0.74mi

Listing history 12 events

1. 2026-06-19
   days on market $230,000 Active 16 DOM
2. 2026-06-18
   days on market $230,000 Active 15 DOM
3. 2026-06-17
   days on market $230,000 Active 14 DOM
4. 2026-06-16
   days on market $230,000 Active 13 DOM
5. 2026-06-15
   days on market $230,000 Active 12 DOM
6. 2026-06-14
   days on market $230,000 Active 10 DOM
7. 2026-06-13
   days on market $230,000 Active 9 DOM
8. 2026-06-10
   days on market $230,000 Active 7 DOM
9. 2026-06-09
   days on market $230,000 Active 6 DOM
10. 2026-06-08
    days on market $230,000 Active 5 DOM
11. 2026-06-07
    remarks 548-char remark
12. 2026-06-07
    listed $230,000 Active 4 DOM

ⓘ 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: $24,777
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,691
• Taxable loss: −$3,362
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $1,307/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: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Fairgarden

• Score: 54/100
• State rank: #381
• US rank: #24205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• Metro: Sevierville, TN
• Population (ZIP): 33,561
• Household income: $58,277
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 611.0

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 477.19
• Rent YoY: ▼ -2.57%
• Metro: Sevierville, TN
• 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

+721.4% since first listed

36 events — show timeline

• 2026-06-03 Listed $230,000 GSMAR
• 2025-12-28 Listed $195,000 REALTRACS as Distributed by MLS Grid
• 2023-12-01 Sold (Public Records) $227,000 Public Records
• 2023-12-01 Sold (MLS) $227,000 Knoxville MLS
• 2023-12-01 Sold (MLS) $227,000 GSMAR
• 2023-11-05 Pending — GSMAR
• 2023-11-05 Contingent — Knoxville MLS
• 2023-10-21 Price Changed $227,900 Knoxville MLS
• 2023-10-21 Price Changed $227,900 GSMAR
• 2023-09-29 Relisted — GSMAR
• 2023-09-29 Relisted — Knoxville MLS
• 2023-07-28 Delisted — GSMAR
• 2023-07-27 Listing Removed — Knoxville MLS
• 2023-06-25 Listed $229,900 GSMAR
• 2023-06-24 Listed $229,900 Knoxville MLS
• 2023-06-20 Coming Soon $229,900 Knoxville MLS
• 2023-05-24 Listing Removed — Knoxville MLS
• 2023-04-15 Contingent — Knoxville MLS
• 2023-03-23 Price Changed $230,000 Knoxville MLS
• 2023-03-10 Listed $249,000 Knoxville MLS
• 2023-02-28 Coming Soon — Knoxville MLS
• 2022-04-08 Sold (Public Records) $200,000 Public Records
• 2022-04-06 Sold (MLS) $200,000 Knoxville MLS
• 2022-04-06 Sold (MLS) $200,000 GSMAR
• 2022-04-06 Sold (MLS) $200,000 REALTRACS as Distributed by MLS Grid
• 2022-03-14 Contingent — Knoxville MLS
• 2022-01-30 Relisted — Knoxville MLS
• 2022-01-19 Contingent — Knoxville MLS
• 2022-01-17 Listed $195,000 Knoxville MLS
• 2021-03-18 Sold (Public Records) $45,000 Public Records
• 2021-03-17 Sold (MLS) $45,000 Knoxville MLS
• 2021-03-02 Contingent — Knoxville MLS
• 2021-02-12 Listed $48,900 Knoxville MLS
• 2008-05-12 Sold (Public Records) $80,100 Public Records
• 2001-11-05 Sold (Public Records) $30,000 Public Records
• 1989-02-03 Sold (Public Records) $28,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $438 · +0.0% YoY. Source: county tax records.