19 Clark Mill Rd · Fayetteville, TN 37334

$140,000

3 bd · 2.0 ba · 1,770 sqft · Manufactured public records · 2 Days on market

Built 1994 1.04 ac lot Est $135k · at est.

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +5.7/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking on this 3-bedroom, 2-bathroom manufactured home offering 1,795 square feet of living space on a gorgeous 1.05-acre lot in Fayetteville. While the home does need some work, it's a perfect canvas for a buyer ready to add their own touches and build instant equity — whether you're an investor, a first-time buyer, or someone looking for an affordable place to call home in the country. The real showstopper here is the land: a beautiful, level lot with plenty of room to spread out, garden, or simply enjoy the peace and privacy of rural Tennessee living. Bring your vision and a little elbow grease, and turn this property into something special. For buyers dreaming big

Key facts

• Workshop space
• 1.05-acre lot
• Level lot

Tags

• 1.05-ACRE LOT
• LEVEL LOT
• MULTI-HOME FAMILY COMPOUND
• WORKSHOP SPACE
• ACREAGE TO MATCH

Property features AI

Finance

• Other: Lot about 1.04 acres; Living area approximately 1,770 sq ft; Assessor listed measurements and sources

Exterior

• Parking: Detached carport (2 covered/carport spaces, total 2 parking spaces)
• Utilities: Public water; Septic sewer
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Public water available; Septic tank

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.9% vs local median 2.9% in Fayetteville — 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 63/100 on livability (#204 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unity School (math 31% / reading 36%, grade F, #354 of 952 statewide, top 38%, 436 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 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.
• Market conditions: 188 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

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. Crime grade is F 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: 1.03% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $134,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Warden Rd	0.70mi	3/3.0	1,584 (-10%)	23mo	$120,000	$76	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,215
• Equity at exit: $20,874

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $22,108
• Equity at exit: $12,105

Cash invested: $39,200 (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 37334

• Home prices YoY: -16.9%
• Active inventory: 188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $307

Break-even live

Break-even rent $1,058

Max offer price $140,000

Occupancy floor 74%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $140,000 Active 2 DOM
2. 2026-06-16
   remarks 693-char remark
3. 2026-06-16
   listed $140,000 Active 1 DOM

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $517 · $43/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$477/yr (+$40/mo · 92.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,350
• − Mortgage interest: −$7,842
• − Property taxes: −$517
• − Insurance: −$700
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,073
• Taxable income: $1,442
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $3,334/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Fayetteville

• Score: 63/100
• State rank: #204
• US rank: #16029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,168
• Population (ZIP): 24,168

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.76%
• Current HPI: 288.9104
• 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

+161.2% since first listed

14 events — show timeline

• 2026-06-16 Listed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Sold (Public Records) $80,000 Public Records
• 2025-12-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-12-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-11-21 Price Changed $275,000 REALTRACS as Distributed by MLS Grid
• 2025-11-20 Price Changed $275,000 REALTRACS as Distributed by MLS Grid
• 2025-11-17 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-28 Listed $289,900 REALTRACS as Distributed by MLS Grid
• 2025-10-20 Listed $289,900 VMLS
• 2025-10-17 Listed $289,900 REALTRACS as Distributed by MLS Grid
• 2025-09-25 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2004-06-18 Sold (Public Records) $53,600 Public Records

Property tax history

+3.8%/yr

Latest (2025): $517 · -25.3% YoY. Source: county tax records.