5355 Parkway Pkwy #25 · Cosby, TN 37722

$159,900

2 bd · 1.0 ba · 864 sqft · Manufactured · 24 Days on market

Built 1989 Good condition 2,178 sqft lot $235/mo HOA · 4% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks

Escape to the Smokies with this immaculate, move-in-ready Chariot Eagle Park Model featuring a spacious 12' x 38' addition! The main park model includes two dedicated bedrooms with queen and double beds, a twin size cabinet Murphy bed, a full bath, a large dining area with a maple table and four chairs, and a fully equipped kitchen featuring a glass-top electric stove, large microwave, and a refrigerator with an ice maker. For maximum comfort, the home boasts upgraded double-pane insulated windows, ceiling fans throughout, central heat and air, and a tankless hot water heater for endless hot water. The impressive addition functions as the ultimate entertainment hub, highlighted by a cozy, t

Key facts

• Move in ready
• Fully furnished
• Large walnut top bar

Tags

• MOVE IN READY
• FULLY EQUIPPED KITCHEN
• UPGRADED DOUBLE PANE WINDOWS
• LARGE WALNUT TOP BAR
• WALL MOUNTED SMART TV
• FULLY FURNISHED

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $235; HOA covers cable TV, internet, grounds maintenance, sewer, trash, and water; Community amenities include clubhouse, gated entry, playground, pool, tennis courts, picnic area, recreation facilities, and security

Exterior

• Utilities: Public water; Shared septic
• Home design: Manufactured home; Single-story
• Construction: Built as a manufactured home
• Exterior features: Porch; Landscaped lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Wall unit(s) for cooling
• Interior features: Ceiling fan(s); Double pane windows; Furnished; Gas log fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.9% vs local median 2.3% in Cosby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,501 (1.5% below list)

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. 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: 4.08% ✓
• Cap rate: 34.89%
• Cash-on-cash: 102.14%
• DSCR: 5.54
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $98,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5355 East Pkwy #28	0.07mi	2/2.0	920 (+6%)	12mo	$75,000	$82	72
5355 E Parkway #131	0.14mi	1/1.0 (-1)	748 (-13%)	23mo	$85,000	$114	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $330,038
• Equity at exit: $144,051

10-year hold

• IRR: —
• Equity multiple: 18.46×
• Total profit: $781,526
• Equity at exit: $310,651

Cash invested: $44,772 (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 37722

• Home prices YoY: 27.9%
• Active inventory: 168
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $6,520 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$235
• Vacancy / Maint / Mgmt: −$1,369
• Net cashflow: $3,811

Break-even live

Break-even rent $1,696

Max offer price $159,900

Occupancy floor 37%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4949 Ledford Rd Unit 1051743P Cosby, TN	1.0	1.0	667	$6,520	$9.78	13d	1	0.96mi

HOA detail

• Monthly dues: $235 · $2,820/yr
• Likely covers: waterelectric

Listing history 16 events

1. 2026-06-19
   days on market $159,900 Active 24 DOM
2. 2026-06-18
   days on market $159,900 Active 23 DOM
3. 2026-06-17
   days on market $159,900 Active 22 DOM
4. 2026-06-16
   days on market $159,900 Active 21 DOM
5. 2026-06-15
   days on market $159,900 Active 20 DOM
6. 2026-06-14
   days on market $159,900 Active 18 DOM
7. 2026-06-13
   days on market $159,900 Active 17 DOM
8. 2026-06-10
   days on market $159,900 Active 15 DOM
9. 2026-06-09
   days on market $159,900 Active 14 DOM
10. 2026-06-08
    days on market $159,900 Active 13 DOM
11. 2026-06-07
    days on market $159,900 Active 12 DOM
12. 2026-06-02
    days on market $159,900 Active 7 DOM
13. 2026-06-01
    days on market $159,900 Active 6 DOM
14. 2026-05-31
    days on market $159,900 Active 5 DOM
15. 2026-05-30
    days on market $159,900 Active 4 DOM
16. 2026-05-23
    listed $159,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥85°F today · 25 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,240
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$6,259
• − Management: −$6,259
• − HOA: −$2,820
• − Depreciation: −$4,652
• Taxable income: $46,095
• Est. tax owed @ 24.0%: −$11,063
• After-tax cash flow: $34,666/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 · 30 photos

Good 75/100 Cosmetic rehab

This move-in-ready manufactured home is in good condition with a good condition score of 75. It has a good exterior, interior, and HVAC system. The home has a good curb appeal and is ready for a new owner or renter.

Value-add opportunities

• Both Paint the exterior siding — A fresh coat of paint can enhance the home's curb appeal and increase its value.
• Both Replace the front door — A new front door can improve the home's curb appeal and increase its value.
• Rental Clean the air filters — Clean air filters can improve the HVAC system's efficiency and reduce energy costs, making it more attractive to renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — A fresh coat of paint can enhance the home's curb appeal and increase its value. ↑
• Both Replace the front door — A new front door can improve the home's curb appeal and increase its value. ↑
• Rental Clean the air filters — Clean air filters can improve the HVAC system's efficiency and reduce energy costs, making it more attractive to renters. ↑

ⓘ 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: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Cosby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,430

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 5% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.12%
• Current HPI: 390.2959
• 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

1 event — show timeline

• 2026-05-23 Listed $159,900 GSMAR