160 SE Sabrina Dr SE · South Cleveland, TN 37323

$199,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 12 Days on market

Built 2022 0.33 ac lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A thoughtfully designed for modern living, this move-in ready home offers style, comfort, and functionality all in one package! Step inside to find durable LVP flooring and a bright open-concept layout that seamlessly connects the kitchen and living area -- perfect for entertaining guests or everyday living. The kitchen features stainless steel appliances, a deep stainless farmhouse sink, ample cabinet space, and an adjacent laundry area for added convenience. The spacious primary suite is a true retreat with a large bedroom, private bath, and relaxing soaking tub. Two additional bedrooms and a second full bath provide flexibility for family, guests, or a home office. Outside, enjoy a manag

Key facts

• Laundry area
• Farmhouse sink
• Ample cabinet space

Tags

• LVP FLOORING
• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• FARMHOUSE SINK
• AMPLE CABINET SPACE
• LAUNDRY AREA

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electricity connected; Phone available
• Home design: Manufactured home; Single-story; Residential property
• Construction: Vinyl siding; Concrete perimeter foundation; Built as a manufactured house
• Exterior features: Front yard; Back yard fencing; Patio/porch: other; Shingle roof

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Oven; Free‑standing electric range; Dishwasher; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric)
• Interior features: Stainless steel appliances; Refrigerator; Oven; Free‑standing electric range; Dishwasher; Electric water heater; Eight total rooms; No basement
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $179k (10.5% below list).
• Recommended offer: $179k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.6% in South Cleveland — 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 63/100 on livability (#201 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Bradley County (other): math 35% / reading 34% proficiency, ranked #33 of 139 in TN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Fox Elementary School (math 45% / reading 38%, grade F, #212 of 952 statewide, top 22%, 510 students, 0% FRL); Lake Forest Middle School (math 32% / reading 26%, grade F, #110 of 333 statewide, top 34%, 1,127 students, 0% FRL); Bradley Central High School (math 13% / reading 31%, grade F, #163 of 332 statewide, top 51%, 1,677 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 372 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,888 (10.5% 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. 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: 0.89% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-16,826
• Equity at exit: $29,806

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,101
• Equity at exit: $17,284

Cash invested: $55,972 (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 37323

• Home prices YoY: -23.5%
• Active inventory: 372
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $246

Break-even live

Break-even rent $1,477

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $303	+0% $246	+5% $189	+10% $-106
Rent	-10% $105	-5% $175	+0% $246	+5% $317	+10% $387
Rate	-1.0pp $347	-0.5pp $297	base $246	+0.5pp $194	+1.0pp $142

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Golf Dr SE Cleveland, TN	3.0	2.0	1248	$1,700	$1.36	44d	1	1.22mi

Listing history 5 events

1. 2026-06-02
   status $199,900 Pending 12 DOM
2. 2026-06-01
   days on market $199,900 Active 12 DOM
3. 2026-05-31
   days on market $199,900 Active 11 DOM
4. 2026-05-30
   days on market $199,900 Active 10 DOM
5. 2026-05-17
   listed $199,900 Active

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$992/yr (+$83/mo · 232.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,467
• − Mortgage interest: −$11,198
• − Property taxes: −$427
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,815
• Taxable loss: −$407
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $3,050/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: Bradley County
• NCES district ID: 4700330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,807
• Composite: 29.54/100
• National rank: #6494
• State rank: #33 of 139 in TN

Livability — South Cleveland

• Score: 63/100
• State rank: #201
• US rank: #15753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 31,043
• Metro: Cleveland, TN
• Population (ZIP): 31,948
• Household income: $68,768
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 371.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Subsaharan African 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.38%
• Current HPI: 287.3643
• Rent YoY: —
• Metro: Cleveland, 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

1 event — show timeline

• 2026-05-17 Listed $199,900 GCAR

Property tax history

+22.9%/yr

Latest (2025): $427 · -19.3% YoY. Source: county tax records.