9960 Shaw Ferry Rd · Lenoir City, TN 37772

$179,900

3 bd · 2.0 ba · 980 sqft · Other · 13 Days on market

Built 1981 0.47 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled mobile home with new wiring, plumbing, drywall,windows,siding, paint,kitchen cabinets and countertops.This 3 bedroom home has LVP flooring in the living room, kitchen and hallways. Also features new white cabinets with stainless steel appliances. Unrestricted country living yet only minutes to restaurants, grocery,shopping,schools and medical.Situated on a .47 acre lot with no city taxes, this is definitely affordable living.Turn key and move in ready.

Key facts

• Easy access
• Unrestricted lot
• Permanent foundation

Tags

• UNRESTRICTED LOT
• EXTENSIVE UPDATES
• PERMANENT FOUNDATION
• ENGINEER CERTIFICATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.1% vs local median 2.9% in Lenoir City — 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 62/100 on livability (#221 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Loudon County (rural): math 39% / reading 35% proficiency, ranked #18 of 139 in TN (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eaton Elementary (math 52% / reading 47%, grade D, #119 of 952 statewide, top 14%, 672 students, 0% FRL); North Middle School (math 53% / reading 42%, grade C-, #24 of 333 statewide, top 7%, 780 students, 0% FRL); Loudon High School (math 27% / reading 27%, grade F, #104 of 332 statewide, top 33%, 732 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 184 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 608 units permitted in Loudon County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.1

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,384
• Equity at exit: $26,824

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $32,479
• Equity at exit: $15,554

Cash invested: $50,372 (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 37772

• Home prices YoY: -13.2%
• Active inventory: 184
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $420

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $544	-5% $482	+0% $420	+5% $358	+10% $295
Rent	-10% $253	-5% $337	+0% $420	+5% $503	+10% $586
Rate	-1.0pp $510	-0.5pp $466	base $420	+0.5pp $373	+1.0pp $326

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Creekwood Cove Ln Lenoir City, TN	1.0–3.0	1.0–2.0	1025	$1,954	$1.91	4d	20	0.37mi
494 Town Creek Cir Lenoir City, TN	3.0	1.0–2.0	926	$2,024	$2.18	4d	62	0.61mi
494 Town Creek Pkwy Lenoir City, TN	3.0	1.0–2.0	955	$2,069	$2.17	45d	130	0.61mi
1803 U.S. 321 Lenoir City, TN	1.0–3.0	1.0–2.0	1156	$2,589	$2.24	4d	27	1.30mi
1400 Pine Top St Lenoir City, TN	2.0	2.5	1050	$1,550	$1.48	4d	1	1.36mi

Listing history 12 events

1. 2026-06-22
   days on market $179,900 Active 13 DOM
2. 2026-06-18
   days on market $179,900 Active 10 DOM
3. 2026-06-17
   days on market $179,900 Active 9 DOM
4. 2026-06-16
   days on market $179,900 Active 8 DOM
5. 2026-06-15
   days on market $179,900 Active 7 DOM
6. 2026-06-14
   days on market $179,900 Active 5 DOM
7. 2026-06-10
   days on market $179,900 Active 2 DOM
8. 2026-06-09
   remarks 401-char remark
9. 2026-06-09
   pricedays on marketlisting id $179,900 Active 1 DOM
10. 2026-06-08
    days on market $167,000 Active 2 DOM
11. 2026-06-07
    remarks 117-char remark
12. 2026-06-07
    listed $167,000 Active 1 DOM

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $25,261
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$5,233
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $4,483/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: Loudon County
• NCES district ID: 4702520
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $54,201
• Composite: 32.43/100
• National rank: #5724
• State rank: #18 of 139 in TN

Livability — Lenoir City

• Score: 62/100
• State rank: #221
• US rank: #16577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Loudon County · 54,472 people
• City population: 32,688
• Metro: Knoxville, TN
• Population (ZIP): 14,646
• Household income: $100,711
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 80.0

Population outlook (Loudon County) Hauer SSP2

• Today (2025): 55,364 people
• By 2030: 57,414 · +3.7%
• By 2040: 61,216 · +10.6%
• By 2050: 64,846 · +17.1%
• By 2075: 75,829 · +37.0%
• By 2100: 85,693 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 7% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Loudon

• 2024 margin: Solid R (+53.0) · D 23.0% · R 76.0% · Other 1.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -44.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.3 2016: R+54.4 2012: R+52.8 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.56%
• Current HPI: 358.83
• Rent YoY: —
• Metro: Knoxville, 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

+1776.4% since first listed

15 events — show timeline

• 2026-06-07 Listed $167,000 FSBO.com
• 2026-04-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-20 Price Changed $157,500 Knoxville MLS
• 2026-03-23 Price Changed $164,900 Knoxville MLS
• 2026-03-19 Price Changed $159,900 Knoxville MLS
• 2026-03-05 Price Changed $167,900 Knoxville MLS
• 2026-02-26 Relisted — Knoxville MLS
• 2026-02-26 Listed $157,500 REALTRACS as Distributed by MLS Grid
• 2026-02-02 Contingent — Knoxville MLS
• 2026-02-02 Listing Removed — Knoxville MLS
• 2026-01-23 Price Changed $175,000 Knoxville MLS
• 2025-12-22 Price Changed $184,900 Knoxville MLS
• 2025-11-14 Listed $199,900 Knoxville MLS
• 2003-11-01 Listed $8,900 Knoxville MLS
• 2003-11-01 Listed $8,900 Knoxville MLS

Property tax history

-1.5%/yr

Latest (2025): $126 · -43.8% YoY. Source: county tax records.