63 Apache Trl · Lake Tansi, TN 38572

$79,500

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 91 Days on market

Built 2000 2,178 sqft lot $105/mo HOA · 10% of rent

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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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

Key facts

• Spacious bonus room
• Storage shed
• Indoor outdoor pools

Tags

• SPACIOUS BONUS ROOM
• STORAGE SHED
• PRIVATE OWNERS-ONLY BEACH
• MARINA
• BOAT RAMP
• INDOOR OUTDOOR POOLS

Property features AI

Finance

• Other: Building area reported by owner
• Financial info: Property tax details available (excluded from detailed display)
• HOA & community: Homeowners association with monthly fee of $105; HOA includes trash, sewer and some amenities; Community amenities: golf course, playground, recreation facilities, sauna, security, sidewalks

Exterior

• Parking: Off-street designated parking on the main level
• Security: Community/security features available
• Utilities: Public sewer
• Home design: Not attached to another unit
• Construction: Vinyl siding; Other construction materials
• Exterior features: Storage structure on property; Located in a golf community; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Propane and electric; Cooling: Window unit(s)
• Interior features: Pantry; Eat-in kitchen; 4 total rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#245 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 452 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($550 loan paydown + $8k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $80k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 6.2

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: 32.0%
• Equity multiple: 3.51×
• Total profit: $55,823
• Equity at exit: $71,620

10-year hold

• IRR: 27.7%
• Equity multiple: 7.95×
• Total profit: $154,764
• Equity at exit: $154,451

Cash invested: $22,260 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 452
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$105
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $195

Break-even live

Break-even rent $828

Max offer price $79,500

Occupancy floor 77%

Sensitivity live

Price	-10% $250	-5% $223	+0% $195	+5% $168	+10% $140
Rent	-10% $110	-5% $153	+0% $195	+5% $238	+10% $280
Rate	-1.0pp $235	-0.5pp $216	base $195	+0.5pp $175	+1.0pp $154

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 23 events

1. 2026-06-21
   days on market $79,500 Active 91 DOM
2. 2026-06-21
   days on market $79,500 Active 90 DOM
3. 2026-06-18
   price $79,500 Active 88 DOM
4. 2026-06-18
   days on market $89,900 Active 88 DOM
5. 2026-06-17
   days on market $89,900 Active 87 DOM
6. 2026-06-16
   days on market $89,900 Active 86 DOM
7. 2026-06-15
   days on market $89,900 Active 85 DOM
8. 2026-06-13
   days on market $89,900 Active 83 DOM
9. 2026-06-12
   days on market $89,900 Active 82 DOM
10. 2026-06-09
    days on market $89,900 Active 79 DOM
11. 2026-06-08
    days on market $89,900 Active 78 DOM
12. 2026-06-08
    days on market $89,900 Active 77 DOM
13. 2026-06-07
    days on market $89,900 Active 76 DOM
14. 2026-06-03
    days on market $89,900 Active 73 DOM
15. 2026-06-02
    days on market $89,900 Active 72 DOM
16. 2026-06-01
    days on market $89,900 Active 71 DOM
17. 2026-05-31
    days on market $89,900 Active 70 DOM
18. 2026-03-22
    listed $89,900 Active
19. 2021-04-05
    soldstatus $47,000 Closed 537-char remark

    Show marketing remark (535 chars)

    Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

20. 2021-04-05
    soldstatus $47,000 535-char remark

    Show marketing remark (535 chars)

    Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

21. 2021-02-12
    historical Pending - Continue to Show 537-char remark

    Show marketing remark (537 chars)

    Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

22. 2021-01-07
    price $49,900 537-char remark

    Show marketing remark (537 chars)

    Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

23. 2020-12-21
    listed $54,900 Active 537-char remark

    Show marketing remark (537 chars)

    Looking for the perfect vacating getaway!This Mobil home 1 bedroom 1 bathroom with an extra room & a storage shed has everything you need. Located in Holiday Out Rv Park. On the beautiful Lake Tansi. Comes with refrigerator, stove, shed & some furniture. Has new windows, new siding & flooring. Additional lot available to purchase. The RV Park has great amenities! You have lake access, boat ramp, mini gold course, playground, sand volleyball, beach swimming areas, lakefront pavilion, access to the golf course and more!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,908
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − HOA: −$1,260
• − Depreciation: −$2,313
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,050/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Lake Tansi

• Score: 61/100
• State rank: #245
• US rank: #17630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Tansi, TN
• Population (ZIP): 12,030

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.68%
• Current HPI: 367.3069
• 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

+63.8% since first listed

6 events — show timeline

• 2026-03-22 Listed $89,900 Knoxville MLS
• 2021-04-05 Sold (MLS) $47,000 REALTRACS as Distributed by MLS Grid
• 2021-04-05 Sold (MLS) $47,000 Knoxville MLS
• 2021-02-12 Contingent — Knoxville MLS
• 2021-01-07 Price Changed $49,900 Knoxville MLS
• 2020-12-21 Listed $54,900 Knoxville MLS

Property tax history

-6.1%/yr

Latest (2021): $58 · +0.0% YoY. Source: county tax records.