2795 2795 Glade Creek Rd · Mayland, TN 38583

$134,500

3 bd · 2.0 ba · 1,024 sqft · Manufactured · 45 Days on market

Built 2016 Fair condition 3.12 ac lot Est $164k · 18% under ↓ 20% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Appreciation +4.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Affordable Tennessee Land & Home! 3.12 Acres - Priced to Sell! Looking for land with a home already in place? This 3.12-acre tract offers immense value with a 1200 sq ft single-wide ready for your finishing touches. This is the perfect opportunity for an investment property, a DIY enthusiast, or someone seeking an affordable starter home.

Key facts

• 3.12 acres
• Investment property
• 3.12 acre lot

Tags

• 3.12 ACRES
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Property considered residential; Approximately 3.12 acres

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank; Circuit breaker electric service; Natural gas available
• Home design: Manufactured home on land; One story
• Construction: Frame construction with metal siding; Metal roof
• Exterior features: Front porch; Creek on the property; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Range hood
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling with no fireplace; Porch entry (covered)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $134k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $83 ($994/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 0.8% in Mayland — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Putnam County (town): math 32% / reading 31% proficiency, ranked #49 of 139 in TN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 354 active listings in the ZIP; 700 units permitted in Putnam County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $288 of equity ($930 loan paydown + $-642 appreciation (-0.5% local appreciation)).
• Putnam County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $163,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3478 Glade Creek Rd	0.54mi	3/2.0	968 (-6%)	13mo	$155,000	$160	55

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

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,589
• Equity at exit: $35,874

10-year hold

• IRR: 5.2%
• Equity multiple: 1.53×
• Total profit: $19,997
• Equity at exit: $40,659

Cash invested: $37,660 (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 38583

• Home prices YoY: -0.1%
• Active inventory: 354
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $83

Break-even live

Break-even rent $1,261

Max offer price $134,500

Occupancy floor 89%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $134,500 Active 45 DOM
2. 2026-06-18
   days on market $134,500 Active 44 DOM
3. 2026-06-17
   days on market $134,500 Active 43 DOM
4. 2026-06-16
   days on market $134,500 Active 42 DOM
5. 2026-06-15
   days on market $134,500 Active 41 DOM
6. 2026-06-14
   days on market $134,500 Active 39 DOM
7. 2026-06-13
   days on market $134,500 Active 38 DOM
8. 2026-06-10
   days on market $134,500 Active 36 DOM
9. 2026-06-09
   days on market $134,500 Active 35 DOM
10. 2026-06-08
    days on market $134,500 Active 34 DOM
11. 2026-06-07
    days on market $134,500 Active 33 DOM
12. 2026-06-05
    days on market $134,500 Active 30 DOM
13. 2026-06-02
    days on market $134,500 Active 28 DOM
14. 2026-06-01
    days on market $134,500 Active 27 DOM
15. 2026-05-31
    days on market $134,500 Active 26 DOM
16. 2026-05-30
    days on market $134,500 Active 25 DOM
17. 2026-05-06
    listed $134,500 Active 346-char remark
18. 2025-11-11
    price $169,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,386
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,913
• Taxable loss: −$1,170
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,274/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs to its exterior and siding, but has a good interior and new flooring. Painting and repairing the exterior would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Visible peeling and fading

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair exterior siding — Improves structural integrity and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Visible peeling and fading	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair exterior siding — Improves structural integrity and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Putnam County
• NCES district ID: 4703480
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $35,738
• Composite: 26.09/100
• National rank: #7291
• State rank: #49 of 139 in TN

Livability — Mayland

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

Census & demographics

• Population (ZIP): 25,739

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 80,122 people
• By 2030: 82,798 · +3.3%
• By 2040: 87,913 · +9.7%
• By 2050: 92,659 · +15.6%
• By 2075: 104,965 · +31.0%
• By 2100: 113,256 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.1%
• 2008→2024 swing: -20.5pp toward R · 2008: -26.9pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.4 2016: R+45.0 2012: R+37.1 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 357.041
• 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

-20.4% since first listed

2 events — show timeline

• 2026-05-06 Listed $134,500 UCMLS
• 2025-11-11 Price Changed $169,000 UCMLS