175 Union Chapel Rd · Tusculum, TN 37616

$119,900

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 37 Days on market

Built 1988 0.49 ac lot

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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 +22.3/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Quiet and peaceful doesn't begin to describe this property. This home is located on a back country road where all you hear is birds and all you see is the country side. The home offers two nice size bedrooms and 1 bath. Kitchen and Living Room are nice big and open. The property has tons of updates. New windows, new heat pump, newer flooring, trim, doors, freshly painted, and so much more. This is a place you can set on your newly redone front porch and unwind after a long day. Property offers an outbuilding, nice driveway, and plenty of yard to enjoy. A lot of time and updates have went into making this a great home.

Key facts

• Replacement windows
• 0.49 acre lot
• Built 1988

Tags

• COVERED FRONT AND REAR PORCHES
• STORAGE BUILDING STAYS
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured house (single wide); One level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as manufactured housing
• Exterior features: Covered front and rear porches; Shed(s); Part wooded, rolling slope topography

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and other rooms)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Double pane windows; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#113 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Doak Elementary (math 31% / reading 18%, grade F, #546 of 952 statewide, top 61%, 569 students, 0% FRL); Chuckey Doak Middle School (math 41% / reading 25%, grade F, #77 of 333 statewide, top 24%, 388 students, 0% FRL); Chuckey Doak High School (math 22% / reading 42%, grade F, #56 of 332 statewide, top 20%, 592 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($829 loan paydown + $11k appreciation (9.0% local appreciation)).
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.95×
• Total profit: $65,503
• Equity at exit: $99,227

10-year hold

• IRR: 22.8%
• Equity multiple: 6.50×
• Total profit: $184,733
• Equity at exit: $205,276

Cash invested: $33,572 (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 37616

• Home prices YoY: 2.9%
• Active inventory: 33
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $132

Break-even live

Break-even rent $1,133

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Williamson Rd Chuckey, TN	3.0	2.0	924	$1,300	$1.41	20d	1	1.36mi

Listing history 24 events

1. 2026-06-19
   days on market $119,900 Active 37 DOM
2. 2026-06-18
   days on market $119,900 Active 36 DOM
3. 2026-06-17
   days on market $119,900 Active 35 DOM
4. 2026-06-16
   days on market $119,900 Active 34 DOM
5. 2026-06-15
   days on market $119,900 Active 33 DOM
6. 2026-06-14
   days on market $119,900 Active 31 DOM
7. 2026-06-12
   days on market $119,900 Active 30 DOM
8. 2026-06-09
   days on market $119,900 Active 27 DOM
9. 2026-06-08
   days on market $119,900 Active 26 DOM
10. 2026-06-07
    statusdays on market $119,900 Active 25 DOM
11. 2026-06-05
    days on market $119,900 Active Under Contract 22 DOM
12. 2026-06-02
    days on market $119,900 Active Under Contract 20 DOM
13. 2026-06-01
    days on market $119,900 Active Under Contract 19 DOM
14. 2026-05-31
    days on market $119,900 Active Under Contract 18 DOM
15. 2026-05-30
    days on market $119,900 Active Under Contract 17 DOM
16. 2026-05-21
    historical Active Under Contract
17. 2026-05-13
    listed $119,900 Active
18. 2022-11-15
    soldstatus $78,000 625-char remark

    Show marketing remark (625 chars)

    Quiet and peaceful doesn't begin to describe this property. This home is located on a back country road where all you hear is birds and all you see is the country side. The home offers two nice size bedrooms and 1 bath. Kitchen and Living Room are nice big and open. The property has tons of updates. New windows, new heat pump, newer flooring, trim, doors, freshly painted, and so much more. This is a place you can set on your newly redone front porch and unwind after a long day. Property offers an outbuilding, nice driveway, and plenty of yard to enjoy. A lot of time and updates have went into making this a great home.

19. 2022-11-10
    soldstatus $78,000
20. 2022-10-24
    listed $79,900 625-char remark

    Show marketing remark (625 chars)

    Quiet and peaceful doesn't begin to describe this property. This home is located on a back country road where all you hear is birds and all you see is the country side. The home offers two nice size bedrooms and 1 bath. Kitchen and Living Room are nice big and open. The property has tons of updates. New windows, new heat pump, newer flooring, trim, doors, freshly painted, and so much more. This is a place you can set on your newly redone front porch and unwind after a long day. Property offers an outbuilding, nice driveway, and plenty of yard to enjoy. A lot of time and updates have went into making this a great home.

21. 2018-08-28
    soldstatus $20,000 521-char remark

    Show marketing remark (521 chars)

    Check out this mobile home nuzzled in a peaceful setting between Greeneville and Horse Creek with easy access to shopping and medical facilities, etc. In the opposite direction, you ll find scenic picnic and recreational areas, hiking trails, and a relaxing creek to enjoy. Or maybe you re looking to invest in rental property. This lot has an extra water tap and a leveled area that might accommodate another unit. Includes a 12 X 12 X 12 shed that has a multitude of possibilities. Give us a call today and take a look.

22. 2018-07-31
    listed $26,500 521-char remark

    Show marketing remark (521 chars)

    Check out this mobile home nuzzled in a peaceful setting between Greeneville and Horse Creek with easy access to shopping and medical facilities, etc. In the opposite direction, you ll find scenic picnic and recreational areas, hiking trails, and a relaxing creek to enjoy. Or maybe you re looking to invest in rental property. This lot has an extra water tap and a leveled area that might accommodate another unit. Includes a 12 X 12 X 12 shed that has a multitude of possibilities. Give us a call today and take a look.

23. 2017-06-02
    soldstatus $15,107
24. 2017-05-11
    listed $15,107

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,488
• Taxable loss: −$296
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,654/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Tusculum

• Score: 66/100
• State rank: #113
• US rank: #11305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,638

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 6% · South Korea, Canada
• Languages at home: 91% English-only · Spanish 4% Korean 4%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.98%
• Current HPI: 321.68
• 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

+693.7% since first listed

9 events — show timeline

• 2026-05-21 Contingent — TVRMLS
• 2026-05-13 Listed $119,900 TVRMLS
• 2022-11-15 Sold (MLS) $78,000 TVRMLS
• 2022-11-10 Sold (Public Records) $78,000 Public Records
• 2022-10-24 Listed $79,900 TVRMLS
• 2018-08-28 Sold (MLS) $20,000 TVRMLS
• 2018-07-31 Listed $26,500 TVRMLS
• 2017-06-02 Sold (MLS) $15,107 TVRMLS
• 2017-05-11 Listed $15,107 TVRMLS

Property tax history

+3.3%/yr

Latest (2025): $84 · +0.0% YoY. Source: county tax records.