1706 N Tennessee Blvd · Murfreesboro, TN 37130

$49,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 1 Days on market

Built 2007 Good condition $750/mo HOA · 47% of rent ↓ 9% since listing

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2007 manufactured mobile home offering 3 bedrooms and 2 bathrooms, conveniently located in Murfreesboro. This home is vacant and move-in ready, featuring several valuable updates including upgraded 3/4 drywall, new insulation, updated shower and tub fixtures, replaced toilets, and major improvements such as HVAC and roof both approximately replaced in 2020. The kitchen appliances, including the stove and refrigerator, are older but remain in working condition. The property is still classified as a mobile home (not real property), with a monthly lot rent of $700, and buyer must obtain park approval. Pets are allowed, making this a great option for pet owners. Seller has no lo

Key facts

• Valuable updates
• Hvac replaced
• Upgraded drywall

Tags

• VALUABLE UPDATES
• UPGRADED DRYWALL
• NEW INSULATION
• REPLACED TOILETS
• HVAC REPLACED
• ROOF REPLACED

Property features AI

Finance

• Financial info: Annual tax reported (see listing for amount)
• HOA & community: HOA present with a $750 monthly fee; HOA fee covers grounds maintenance, sewer, and water; Pets allowed

Exterior

• Parking: No covered parking; No designated parking spaces reported
• Utilities: Public water; Private sewer; Electric service available
• Home design: Residential mobile home; One level
• Construction: Other construction materials; Existing home
• Exterior features: Public water available; Private sewer; Electricity available

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Refrigerator included; Laminate flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 10.2% vs local median 3.0% in Murfreesboro — 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 76/100 on livability (#10 in TN, #3,499 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D, commute F.
• Murfreesboro (urban): math 40% / reading 34% proficiency, ranked #21 of 139 in TN (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Pittard Elementary (math 27% / reading 21%, grade F, #584 of 952 statewide, top 62%, 821 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-13 pts) — the specific schools serving this property underperform the Murfreesboro average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 322 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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

• Watch-outs: HOA is 47% of rent.

Recommended offer $49,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 3.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.24% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $88
• Equity at exit: $7,440

10-year hold

• IRR: 5.3%
• Equity multiple: 1.32×
• Total profit: $4,532
• Equity at exit: $4,314

Cash invested: $13,972 (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 37130

• Home prices YoY: -31.1%
• Rents YoY: 1.2%
• Active inventory: 322
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$750
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $164

Break-even live

Break-even rent $1,386

Max offer price $49,900

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $182	+0% $164	+5% $147	+10% $130
Rent	-10% $38	-5% $101	+0% $164	+5% $227	+10% $290
Rate	-1.0pp $189	-0.5pp $177	base $164	+0.5pp $151	+1.0pp $138

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1357 Macedonia Dr Murfreesboro, TN	2.0	1.5	1000	$1,250	$1.25	18d	1	0.08mi
1262 Macedonia Dr Murfreesboro, TN	2.0	1.5	952	$1,400	$1.47	8d	1	0.12mi
1363 Benley St Murfreesboro, TN	2.0	1.5	996	$1,262	$1.27	24d	1	0.14mi
1333 Benley St Murfreesboro, TN	2.0	1.5	996	$1,262	$1.27	24d	1	0.15mi
1345 Wenlon Dr Murfreesboro, TN	1.0–3.0	1.0–3.0	965	$1,898	$1.97	2d	29	0.20mi
1485 Benley St Murfreesboro, TN	2.0	1.5	992	$1,200	$1.21	24d	1	0.20mi
2015 Empress Dr Murfreesboro, TN	2.0	2.5	1255	$1,724	$1.37	3d	3	0.31mi
1751 Lascassas Pike Murfreesboro, TN	2.0	1.0	671	$1,225	$1.83	4d	4	0.32mi
1807 Old Lascassas Rd Murfreesboro, TN	3.0	1.0	1428	$1,950	$1.37	24d	1	0.50mi
1535 Lascassas Pike Murfreesboro, TN	2.0	1.0–2.0	918	$1,170	$1.27	24d	2	0.51mi
1540 New Lascassas Hwy Murfreesboro, TN	2.0–4.0	2.0–4.0	1129	$2,085	$1.85	5d	1	0.57mi
1211 Hazelwood St Murfreesboro, TN	1.0–3.0	1.0–2.0	923	$1,800	$1.95	3d	21	0.57mi
2315 N Tennessee Blvd Murfreesboro, TN	1.0–3.0	1.0–3.0	965	$1,900	$1.97	2d	17	0.63mi
1440 Old Lascassas Rd Unit B6 Murfreesboro, TN	2.0	2.5	1228	$1,495	$1.22	3d	1	0.65mi
1440 Old Lascassas Rd Murfreesboro, TN	2.0	2.0	1228	$1,495	$1.22	3d	1	0.66mi
1510 Huntington Dr Murfreesboro, TN	1.0–3.0	1.0–2.5	1058	$1,920	$1.81	2d	9	0.69mi
1350 Hazelwood St Murfreesboro, TN	2.0–4.0	2.0–4.0	1129	$1,779	$1.58	3d	11	0.73mi
1118 N Tennessee Blvd Murfreesboro, TN	2.0	1.0	900	$1,450	$1.61	24d	1	0.79mi
1647 Center Pointe Dr Murfreesboro, TN	2.0	1.5	1005	$1,295	$1.29	15d	1	0.80mi
1516 Center Pointe Dr Murfreesboro, TN	2.0	2.5	1188	$1,550	$1.30	24d	1	0.81mi
1400 Lascassas Pike Murfreesboro, TN	2.0–3.0	2.5	1220	$1,699	$1.39	2d	2	0.81mi
1421 Huntington Dr Murfreesboro, TN	3.0	2.5	1453	$1,895	$1.30	3d	1	0.83mi
1525 Middleborough Ct Murfreesboro, TN	2.0	2.5	1290	$1,750	$1.36	24d	1	0.87mi
1452 Middleborough Ct Murfreesboro, TN	4.0	2.0	1363	$1,795	$1.32	24d	1	0.89mi
2312 Willowbrook Dr Unit 2312C Murfreesboro, TN	2.0	2.5	1200	$1,349	$1.12	24d	1	0.89mi
1015 Sloan St Murfreesboro, TN	2.0	1.0	750	$1,195	$1.59	18d	1	0.92mi
2325 Willowbrook Dr Murfreesboro, TN	2.0–3.0	1.0–2.0	1041	$1,719	$1.65	8d	1	0.92mi
2331 Gold Valley Dr Murfreesboro, TN	3.0	2.0	1480	$1,895	$1.28	24d	1	0.94mi
1130 Sloan St Murfreesboro, TN	2.0	2.5	1000	$1,725	$1.73	17d	1	0.95mi
1411 Rocky Ln Apt 9 Murfreesboro, TN	2.0	2.0	700	$1,195	$1.71	8d	1	0.98mi
1411 Rocky Ln Unit 11 Murfreesboro, TN	2.0	2.0	700	$1,175	$1.68	24d	1	0.98mi
1002 Old Lascassas Rd Murfreesboro, TN	1.0–2.0	1.0–2.0	800	$1,400	$1.75	24d	4	1.02mi
2434 Willowbrook Dr Unit 2434A Murfreesboro, TN	2.0	2.5	1200	$1,379	$1.15	24d	1	1.05mi
2435 Willowbrook Dr Murfreesboro, TN	2.0–3.0	2.0	1032	$1,599	$1.55	3d	4	1.10mi
2221 Keegan Dr Murfreesboro, TN	3.0	2.0	1419	$2,200	$1.55	24d	1	1.17mi
2594 Exeter Dr Murfreesboro, TN	3.0	2.0	1176	$1,730	$1.47	4d	1	1.17mi
2365 History Way Murfreesboro, TN	2.0	2.5	1224	$1,695	$1.38	3d	1	1.18mi
2525 Jackalope St Murfreesboro, TN	2.0	2.0	1182	$1,475	$1.25	24d	1	1.18mi
1128 Tradition Trl Murfreesboro, TN	2.0	2.5	1182	$1,695	$1.43	4d	1	1.21mi
1128 Tradition Trl Murfreesboro, TN	2.0	2.5	1182	$1,695	$1.43	24d	1	1.21mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 3 events

1. 2026-05-25
   listed $49,900 Active
2. 2016-02-04
   historical
3. 2016-02-03
   listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,126
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − HOA: −$9,000
• − Depreciation: −$1,452
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $1,534/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This well-maintained 2007 manufactured home is move-in ready with recent HVAC and roof replacements, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Murfreesboro
• NCES district ID: 4703150
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $51,049
• Composite: 32.14/100
• National rank: #5795
• State rank: #21 of 139 in TN

Livability — Murfreesboro

• Score: 76/100
• State rank: #10
• US rank: #3499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murfreesboro, TN
• County: Rutherford County · 327,859 people
• City population: 222,483
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 58,064
• Household income: $62,706
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 2612.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 18% Hispanic / Latino 12% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.11%
• Current HPI: 292.9221
• Rent YoY: ▲ 1.24%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, 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

-9.3% since first listed

3 events — show timeline

• 2026-05-25 Listed $49,900 REALTRACS as Distributed by MLS Grid
• 2016-02-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-02-03 Listed $55,000 REALTRACS as Distributed by MLS Grid