1375 Sticky Ridge Rd · Scotts Hill, TN 38368

$84,900

2 bd · 1.0 ba · 1,024 sqft · Manufactured public records · 42 Days on market

Built 1968 1.11 ac lot

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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 +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property! Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property!

Key facts

• Fresh paint
• Separate rv setup
• Power pole

Tags

• INVESTMENT OPPORTUNITY
• HUNTING RETREAT
• FRESH PAINT
• ZONED HEATING
• SEPARATE RV SETUP
• POWER POLE

Property features AI

Exterior

• Parking: 4 open parking spaces; Gravel open parking with RV access
• Utilities: Public water; Septic tank sewage; Electricity connected; Natural gas available; Cable available
• Home design: Single-story mobile home; Residential property
• Construction: Metal roof
• Exterior features: Chain-link fencing; RV hookup; Asphalt road frontage on a county road (publicly maintained)

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating with zoned controls; Window cooling units
• Interior features: Dryer, Electric Range, Electric Water Heater, Refrigerator, Washer; Carpet flooring; RV hookup
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#112 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools D, amenities F.
• Henderson County (rural): math 32% / reading 32% proficiency, ranked #41 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 27 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Henderson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.3

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: 30.9%
• Equity multiple: 3.43×
• Total profit: $57,658
• Equity at exit: $76,485

10-year hold

• IRR: 26.7%
• Equity multiple: 7.77×
• Total profit: $160,855
• Equity at exit: $164,942

Cash invested: $23,772 (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 38368

• Home prices YoY: 4.7%
• Active inventory: 13
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $179

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 77%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $84,900 Active 42 DOM
2. 2026-06-18
   days on market $84,900 Active 41 DOM
3. 2026-06-17
   days on market $84,900 Active 40 DOM
4. 2026-06-16
   days on market $84,900 Active 39 DOM
5. 2026-06-15
   days on market $84,900 Active 38 DOM
6. 2026-06-14
   days on market $84,900 Active 36 DOM
7. 2026-06-13
   days on market $84,900 Active 35 DOM
8. 2026-06-10
   days on market $84,900 Active 33 DOM
9. 2026-06-09
   days on market $84,900 Active 32 DOM
10. 2026-06-08
    days on market $84,900 Active 31 DOM
11. 2026-06-07
    days on market $84,900 Active 30 DOM
12. 2026-06-05
    days on market $84,900 Active 27 DOM
13. 2026-06-03
    days on market $84,900 Active 26 DOM
14. 2026-06-02
    days on market $84,900 Active 25 DOM
15. 2026-06-01
    days on market $84,900 Active 24 DOM
16. 2026-05-31
    days on market $84,900 Active 23 DOM
17. 2026-05-30
    days on market $84,900 Active 22 DOM
18. 2026-05-08
    listed $89,900 Active
19. 2026-03-05
    soldstatus $35,000 Closed 627-char remark

    Show marketing remark (627 chars)

    Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property! Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property!

20. 2026-02-16
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property! Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property!

21. 2026-01-30
    listed $35,000 Active 627-char remark

    Show marketing remark (627 chars)

    Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property! Great investment opportuinty located in Reagan, Tennessee! Some of the work as already been completed such as a new electric pole and box, kitchen floors, and the floor in the bedrooms have already been taken up. This property is also fenced in already as the current owner previously had a horse on the property!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $11,632
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,470
• Taxable income: $848
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $1,945/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: Henderson County
• NCES district ID: 4701800
• Math proficiency: 32% ▼ -19.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $39,119
• Composite: 26.83/100
• National rank: #7114
• State rank: #41 of 139 in TN

Livability — Scotts Hill

• Score: 66/100
• State rank: #112
• US rank: #11301

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

• City population: 1,948
• Population (ZIP): 2,432

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 28,057 people
• By 2030: 27,730 · -1.2%
• By 2040: 26,664 · -5.0%
• By 2050: 25,081 · -10.6%
• By 2075: 20,747 · -26.1%
• By 2100: 15,603 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Serbian 7% Romanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Arabic 4%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+67.9) · D 15.8% · R 83.7%
• 2008→2024 swing: -25.0pp toward R · 2008: -42.9pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.1 2016: R+62.1 2012: R+48.8 2008: R+42.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.77%
• Current HPI: 307.8141
• 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

+156.9% since first listed

4 events — show timeline

• 2026-05-08 Listed $89,900 CWTAR
• 2026-03-05 Sold (MLS) $35,000 CWTAR
• 2026-02-16 Pending — CWTAR
• 2026-01-30 Listed $35,000 CWTAR

Property tax history

-0.2%/yr

Latest (2025): $51 · +0.0% YoY. Source: county tax records.