284 Meadow Lark Trl · Graysville, TN 37338

$165,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 73 Days on market

Built 1985 0.54 ac lot $179/sqft · 9% below area Est $191k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Nice clean single wide with carport, detached garage, out building including three bedrooms and one bathroom. This home is ready to move in. Only 5 miles to Dayton TN and a few minutes to McDonald Farm. It takes approximately 30 minutes to downtown Chattanooga. Come see this property today.

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (49.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (27.3% below list).
• Recommended offer: $83k (49.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 58/100 on livability (#298 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Rhea County (rural): math 35% / reading 31% proficiency, ranked #38 of 139 in TN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 198 units permitted in Rhea County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $2k; list at $165k implies a 6500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,947 (49.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (median comp): $191,484
• List price: $165,000
• Delta: -13.83%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.31×
• Total profit: $60,465
• Equity at exit: $148,645

10-year hold

• IRR: 15.4%
• Equity multiple: 5.37×
• Total profit: $201,693
• Equity at exit: $320,559

Cash invested: $46,200 (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 37338

• Home prices YoY: 3.6%
• Active inventory: 51
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-464

Break-even live

Break-even rent $1,788

Max offer price $82,947

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-418	+0% $-464	+5% $-511	+10% $-558
Rent	-10% $-559	-5% $-512	+0% $-464	+5% $-417	+10% $-370
Rate	-1.0pp $-381	-0.5pp $-423	base $-464	+0.5pp $-507	+1.0pp $-551

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 6th St Graysville, TN	2.0	1.0	1092	$1,200	$1.10	14d	1	0.64mi

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 73 DOM
2. 2026-06-17
   days on market $165,000 Active 72 DOM
3. 2026-06-16
   days on market $165,000 Active 71 DOM
4. 2026-06-15
   days on market $165,000 Active 70 DOM
5. 2026-06-13
   days on market $165,000 Active 68 DOM
6. 2026-06-12
   statusdays on marketlisting id $165,000 Active 67 DOM
7. 2026-04-27
   status Active 291-char remark

   Show marketing remark (291 chars)

   Nice clean single wide with carport, detached garage, out building including three bedrooms and one bathroom. This home is ready to move in. Only 5 miles to Dayton TN and a few minutes to McDonald Farm. It takes approximately 30 minutes to downtown Chattanooga. Come see this property today.

8. 2026-04-18
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Nice clean single wide with carport, detached garage, out building including three bedrooms and one bathroom. This home is ready to move in. Only 5 miles to Dayton TN and a few minutes to McDonald Farm. It takes approximately 30 minutes to downtown Chattanooga. Come see this property today.

9. 2026-04-06
   listed $165,000 Active 291-char remark

   Show marketing remark (291 chars)

   Nice clean single wide with carport, detached garage, out building including three bedrooms and one bathroom. This home is ready to move in. Only 5 miles to Dayton TN and a few minutes to McDonald Farm. It takes approximately 30 minutes to downtown Chattanooga. Come see this property today.

10. 2026-04-06
    listed $165,000 Active 291-char remark

    Show marketing remark (291 chars)

    Nice clean single wide with carport, detached garage, out building including three bedrooms and one bathroom. This home is ready to move in. Only 5 miles to Dayton TN and a few minutes to McDonald Farm. It takes approximately 30 minutes to downtown Chattanooga. Come see this property today.

11. 2025-02-23
    historical
12. 2024-12-06
    status Active
13. 2024-11-26
    historical Active Under Contract
14. 2024-11-18
    price $165,000
15. 2024-11-18
    price $165,000
16. 2024-10-16
    price $170,000
17. 2024-10-11
    price $170,000
18. 2024-09-29
    listed $175,000 Active
19. 2002-05-10
    soldstatus $2,500
20. 2001-11-06
    soldstatus $3,000

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$548/yr (+$46/mo · 88.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$9,243
• − Property taxes: −$623
• − Insurance: −$5,944
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,800
• Taxable loss: −$8,513
• Est. tax savings @ 24.0%: +$2,043
• After-tax cash flow: $-3,531/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: Rhea County
• NCES district ID: 4703510
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $39,059
• Composite: 27.67/100
• National rank: #6917
• State rank: #38 of 139 in TN

Livability — Graysville

• Score: 58/100
• State rank: #298
• US rank: #20631

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

• Census place: Graysville, TN
• Population (ZIP): 2,991

Population outlook (Rhea County) Hauer SSP2

• Today (2025): 33,187 people
• By 2030: 33,482 · +0.9%
• By 2040: 33,786 · +1.8%
• By 2050: 33,730 · +1.6%
• By 2075: 33,603 · +1.3%
• By 2100: 33,312 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Rhea

• 2024 margin: Solid R (+66.9) · D 16.0% · R 82.9% · Other 1.1%
• 2008→2024 swing: -20.7pp toward R · 2008: -46.2pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+63.7 2016: R+61.3 2012: R+48.9 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 365.0013
• 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

+5400.0% since first listed

14 events — show timeline

• 2026-04-27 Relisted — GCAR
• 2026-04-18 Pending — GCAR
• 2026-04-06 Listed $165,000 RCAOR
• 2026-04-06 Listed $165,000 GCAR
• 2025-02-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-12-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-26 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-11-18 Price Changed $165,000 GCAR
• 2024-11-18 Price Changed $165,000 REALTRACS as Distributed by MLS Grid
• 2024-10-16 Price Changed $170,000 REALTRACS as Distributed by MLS Grid
• 2024-10-11 Price Changed $170,000 GCAR
• 2024-09-29 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2002-05-10 Sold (Public Records) $2,500 Public Records
• 2001-11-06 Sold (Public Records) $3,000 Public Records

Property tax history

+24.5%/yr

Latest (2025): $623 · +0.0% YoY. Source: county tax records.