55 Short Rd · Fall Branch, TN 37681

$239,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 6 Days on market

Built 1994 0.56 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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Nestled in a peaceful, private setting, this 3-bedroom, 2-bathroom doublewide on a permanent foundation offers the perfect blend of space and seclusion. Surrounded by the tranquility of nature, this property is ideal for anyone seeking a quiet retreat with room to grow. Inside, you'll find a spacious layout featuring a generous living area perfect for gathering with family and friends. The primary suite offers a private en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An additional parcel is included in the sale, offering even more space and opportunity. Property is being sold as-is, where-is. Schedule your showing today and come explore the potential this unique opportunity has to offer!

Key facts

• Built in shelving
• Sweeping views
• Wraparound deck

Tags

• RENOVATED MANUFACTURED HOME
• SWEEPING VIEWS
• NEW LVP FLOORING
• CONTEMPORARY LIGHT FIXTURES
• BUILT IN SHELVING
• WRAPAROUND DECK

Property features AI

Finance

• Other: Part wooded, rolling slope topography; Lot includes two parcels (see acreage); Zoned residential
• HOA & community: Landscaping (association amenity)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Electricity connected; Water connected
• Home design: Manufactured house; Single-family residence; One level; Updated/remodeled
• Construction: Vinyl siding; Metal roof; Block foundation; Built on block foundation
• Exterior features: Deck; Front porch; Back yard fencing; Has view; Barn(s); Storage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate counters; Double-pane windows; Living room fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space foundation access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (35.0% below list).
• Recommended offer: $156k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Fall Branch — 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 65/100 on livability (#154 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment 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: Chuckey Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 354 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: 59 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $240k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,911 (35.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.65% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $118,844
• Equity at exit: $216,121

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $358,916
• Equity at exit: $466,073

Cash invested: $67,172 (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 37681

• Home prices YoY: 4.7%
• Active inventory: 59
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-183

Break-even live

Break-even rent $1,791

Max offer price $207,486

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-116	+0% $-183	+5% $-251	+10% $-319
Rent	-10% $-307	-5% $-245	+0% $-183	+5% $-122	+10% $-60
Rate	-1.0pp $-63	-0.5pp $-122	base $-183	+0.5pp $-246	+1.0pp $-309

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $239,900 Active 6 DOM
2. 2026-06-19
   days on market $239,900 Active 4 DOM
3. 2026-06-18
   days on market $239,900 Active 3 DOM
4. 2026-06-18
   price $239,900 Active 2 DOM
5. 2026-06-17
   days on market $259,900 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $259,900 Active 1 DOM

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$1,017/yr (+$85/mo · 148.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $18,709
• − Mortgage interest: −$13,438
• − Property taxes: −$686
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$6,979
• Taxable loss: −$6,587
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-621/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 — Fall Branch

• Score: 65/100
• State rank: #154
• US rank: #13417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,031

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 13.43%
• Current HPI: 296.7409
• 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

+1524.4% since first listed

11 events — show timeline

• 2026-06-15 Listed $259,900 TVRMLS
• 2026-04-09 Sold (Public Records) $107,500 Public Records
• 2026-04-07 Sold (MLS) $107,500 TVRMLS
• 2026-03-02 Contingent — TVRMLS
• 2026-02-14 Relisted — TVRMLS
• 2026-02-12 Contingent — TVRMLS
• 2025-11-30 Relisted — TVRMLS
• 2025-11-27 Contingent — TVRMLS
• 2025-08-01 Listed $175,000 TVRMLS
• 2001-05-17 Sold (Public Records) $16,000 Public Records
• 1994-07-29 Sold (Public Records) $16,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $686 · +0.0% YoY. Source: county tax records.