10940 Old Highway 52 · Westmoreland, TN 37186

$185,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 8 Days on market

Built 2022 0.46 ac lot

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.4/5.0
• Appreciation +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

Key facts

• Large deck
• Generous yard
• Private bath

Tags

• LARGE DECK
• SCENIC COUNTRYSIDE VIEWS
• GENEROUS YARD
• WELL-EQUIPPED KITCHEN
• MULTIPLE CLOSETS
• PRIVATE BATH

Property features AI

Exterior

• Utilities: Public water available; Septic tank; Electricity available
• Home design: Manufactured on land; Single-story
• Construction: Vinyl siding; Existing construction
• Exterior features: Private lot approximately 0.46 acres; Lot dimensions about 100 x 200

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Range; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.0% vs local median 4.3% in Westmoreland — 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 68/100 on livability (#91 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westside Elementary (math 32% / reading 42%, grade F, #272 of 952 statewide, top 31%, 405 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 145 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

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.
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

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 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 8.0

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,915
• Equity at exit: $27,584

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $29,956
• Equity at exit: $15,995

Cash invested: $51,800 (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 37186

• Home prices YoY: -1.4%
• Active inventory: 145
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $410

Break-even live

Break-even rent $1,414

Max offer price $185,000

Occupancy floor 74%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $185,000 Pending 8 DOM
2. 2026-06-03
   days on market $185,000 Active 7 DOM
3. 2026-06-02
   days on market $185,000 Active 6 DOM
4. 2026-06-01
   days on market $185,000 Active 5 DOM
5. 2026-05-31
   days on market $185,000 Active 4 DOM
6. 2026-05-28
   listed $185,000 Active
7. 2026-03-04
   status Pending
8. 2026-03-04
   historical
9. 2026-02-18
   listed $195,000 Active
10. 2022-12-20
    soldstatus $225,000
11. 2022-12-19
    soldstatus $225,000 Closed 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

12. 2022-12-14
    status Pending 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

13. 2022-11-20
    historical Active Under Contract 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

14. 2022-11-18
    status Active 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

15. 2022-11-11
    historical Active Under Contract 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

16. 2022-11-04
    listed $219,900 Active 546-char remark

    Show marketing remark (546 chars)

    NEWELY RENOVATED SOLID AND WELL BUILT 2/3 DOUBLEWIDE ON PERMANENT FOUNDATION - BEAUTIFUL OPEN FLOOR PLAN - LARGE KITCHEN W/ PLENTY OF CABINET AND COUNTER SPACE - BRAND NEW CITY WATER LINES - NEW SEPTIC SYSTEM - NEW HVAC - NEW BACK DECK - NEW FRONT/SIDE PORCHES - NEW GRAVEL DRIVE - FRESH PAINT - NEW WATERPROOF LAMINATE FLOORING - LIGHT FIXTURES - NEW MOISTURE BARRIER UNDER HOME - CENTRAL TO LAFAYETTE, WESTMORELAND, HARTSVILLE AND GALLATIN - CLOSE TO AMENITIES - LIST GOES ON... HURRY UP AND LOCK IN THAT INTEREST AND LOCK DOWN YOUR NEW HOME!!!

17. 2022-07-19
    soldstatus $140,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$476/yr (+$40/mo · 56.9%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,199
• − Mortgage interest: −$10,363
• − Property taxes: −$837
• − Insurance: −$925
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$5,382
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $4,448/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Westmoreland

• Score: 68/100
• State rank: #91
• US rank: #9706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,644

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.60%
• Current HPI: 336.4711
• 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

+32.1% since first listed

12 events — show timeline

• 2026-05-28 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2026-03-04 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-18 Listed $195,000 REALTRACS as Distributed by MLS Grid
• 2022-12-20 Sold (Public Records) $225,000 Public Records
• 2022-12-19 Sold (MLS) $225,000 REALTRACS as Distributed by MLS Grid
• 2022-12-14 Pending — REALTRACS as Distributed by MLS Grid
• 2022-11-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-11-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2022-11-11 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-11-04 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 2022-07-19 Sold (Public Records) $140,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $837 · +0.0% YoY. Source: county tax records.