14318 Highway 438 W · Linden, TN 37096

$169,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 8 Days on market

Built 1989 11 ac lot ↓ 42% since listing

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Why this score? — see what drove the D 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 +9.5/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +1.5/10.0

Listing remarks MLS

Escape to the peace and privacy of country living with this beautiful 3-bedroom, 2-bath home situated on approximately 11 acres. This property offers the perfect blend of comfort, space, and functionality. Enjoy scenic views of your own private pond, ideal for relaxing and enjoying nature right from your backyard. The home features a spacious layout with comfortable living areas, while the included shop provides ample room for storage, hobbies, equipment, or a workshop. With plenty of open space for recreation, gardening, livestock, or simply enjoying the outdoors, this property offers endless possibilities. Whether you're looking for a family home, mini-farm, or peaceful retreat, this one has it all. Don't miss the opportunity to own this beautiful acreage with a pond, shop, and room to roam!

Key facts

• Space for gardening
• Space for livestock
• Private pond

Tags

• PRIVATE POND
• AMPLE ROOM FOR STORAGE
• OPEN SPACE FOR RECREATION
• SPACE FOR GARDENING
• SPACE FOR LIVESTOCK

Property features AI

Exterior

• Parking: Attached parking; 2 covered parking spaces; 2-car carport; 4 open parking spaces (asphalt); Total of 6 parking spaces
• Utilities: Well water; Septic tank; Natural gas available
• Home design: Manufactured on land residential home; One story
• Construction: Wood siding exterior; Block foundation; Existing year built (assessed as existing)
• Exterior features: Covered porch; Pond on the property; Storage building; Lot is cleared, level, wooded with views

Interior

• Kitchen: Electric oven; Electric range; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes: 12x12, 10x12, 15x11 (one bedroom with attached bath)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans
• 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 $169k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (34.2% below list).
• Recommended offer: $111k (34.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#147 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County (rural): math 17% / reading 21% proficiency, ranked #124 of 139 in TN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Linden Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 303 students, 0% FRL); Perry County High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 294 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 12 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.2% local appreciation)).
• Perry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $120k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,182 (34.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.34×
• Total profit: $63,573
• Equity at exit: $130,064

10-year hold

• IRR: 17.0%
• Equity multiple: 5.01×
• Total profit: $189,934
• Equity at exit: $259,784

Cash invested: $47,320 (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 37096

• Home prices YoY: 2.5%
• Active inventory: 137
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-118

Break-even live

Break-even rent $1,261

Max offer price $148,125

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $169,000 Active 8 DOM
2. 2026-06-17
   days on market $169,000 Active 7 DOM
3. 2026-06-16
   days on market $169,000 Active 6 DOM
4. 2026-06-15
   days on market $169,000 Active 5 DOM
5. 2026-06-13
   days on market $169,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark

   Show marketing remark (804 chars)

   Escape to the peace and privacy of country living with this beautiful 3-bedroom, 2-bath home situated on approximately 11 acres. This property offers the perfect blend of comfort, space, and functionality. Enjoy scenic views of your own private pond, ideal for relaxing and enjoying nature right from your backyard. The home features a spacious layout with comfortable living areas, while the included shop provides ample room for storage, hobbies, equipment, or a workshop. With plenty of open space for recreation, gardening, livestock, or simply enjoying the outdoors, this property offers endless possibilities. Whether you're looking for a family home, mini-farm, or peaceful retreat, this one has it all. Don't miss the opportunity to own this beautiful acreage with a pond, shop, and room to roam!

7. 2026-06-12
   listed $169,000 Active 2 DOM

   Show marketing remark (804 chars)

   Escape to the peace and privacy of country living with this beautiful 3-bedroom, 2-bath home situated on approximately 11 acres. This property offers the perfect blend of comfort, space, and functionality. Enjoy scenic views of your own private pond, ideal for relaxing and enjoying nature right from your backyard. The home features a spacious layout with comfortable living areas, while the included shop provides ample room for storage, hobbies, equipment, or a workshop. With plenty of open space for recreation, gardening, livestock, or simply enjoying the outdoors, this property offers endless possibilities. Whether you're looking for a family home, mini-farm, or peaceful retreat, this one has it all. Don't miss the opportunity to own this beautiful acreage with a pond, shop, and room to roam!

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$722/yr (+$60/mo · 151.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,342
• − Mortgage interest: −$9,467
• − Property taxes: −$478
• − Insurance: −$845
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$4,916
• Taxable loss: −$4,499
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $-338/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: Perry County
• NCES district ID: 4703390
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $32,903
• Composite: 15.44/100
• National rank: #9315
• State rank: #124 of 139 in TN

Livability — Linden

• Score: 65/100
• State rank: #147
• US rank: #13244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,851

Population outlook (Perry County) Hauer SSP2

• Today (2025): 7,645 people
• By 2030: 7,424 · -2.9%
• By 2040: 7,008 · -8.3%
• By 2050: 6,656 · -12.9%
• By 2075: 5,907 · -22.7%
• By 2100: 5,253 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 2% Estonian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+69.5) · D 15.0% · R 84.5%
• 2008→2024 swing: -60.6pp toward R · 2008: -8.9pp · 2024: -69.5pp
• All cycles: 2024: R+69.5 2020: R+63.0 2016: R+55.0 2012: R+22.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 339.2223
• 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

-41.5% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $169,000 REALTRACS as Distributed by MLS Grid
• 2026-06-12 Price Changed $169,000 CWTAR
• 2026-06-10 Listed $289,000 REALTRACS as Distributed by MLS Grid
• 2026-06-03 Listed $289,000 CWTAR

Property tax history

-1.0%/yr

Latest (2025): $478 · +0.0% YoY. Source: county tax records.