123 Grey Dove Ln · Powell, TN 37849

$189,900

5 bd · 1.0 ba · 1,782 sqft · Manufactured public records · 33 Days on market

Built 2009 0.83 ac lot Est $310k · 39% under ↓ 3% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This mobile home offers exceptional renovation potential for the right buyer. Completely gutted with demolition work already completed, you have a blank canvas to create your dream home from the ground up. The spacious floor plan features five bedrooms and three bathrooms, including a large primary suite. Two additional bathrooms provide convenience for family living or guests. Located on a quiet cul-de-sac in a Powell neighborhood with community appeal. While it needs everything, that's precisely what makes it perfect for buyers with vision and creativity to customize every detail to their preferences. Sold strictly as-is. Due to condition, no FHA/VA offers will be accepted. Cash, * strong

Key facts

• Quiet cul-de-sac
• 0.83 acre lot
• Built 2009

Tags

• QUIET CUL-DE-SAC

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank sewer
• Home design: Detached property; Single-family (1,782 building area, per tax records)
• Construction: Vinyl siding; Frame construction
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Walk-in closet(s); Eat-in kitchen; 7 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; solid renter incomes; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.21% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $310,068
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Cheynne Ln	0.17mi	4/2.0 (-1)	1,728 (-3%)	12mo	$300,000	$174	68
202 Moosetrail Ln	0.26mi	4/2.0 (-1)	1,904 (+7%)	8mo	$300,000	$158	61

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $11,208
• Equity at exit: $28,315

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $63,646
• Equity at exit: $16,419

Cash invested: $53,172 (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 37849

• Home prices YoY: -22.1%
• Active inventory: 19
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $660

Break-even live

Break-even rent $1,463

Max offer price $189,900

Occupancy floor 66%

Sensitivity live

Price	-10% $768	-5% $714	+0% $660	+5% $606	+10% $553
Rent	-10% $478	-5% $569	+0% $660	+5% $751	+10% $842
Rate	-1.0pp $756	-0.5pp $708	base $660	+0.5pp $611	+1.0pp $561

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $189,900 Active 33 DOM
2. 2026-06-17
   days on market $189,900 Active 32 DOM
3. 2026-06-16
   days on market $189,900 Active 31 DOM
4. 2026-06-15
   days on market $189,900 Active 30 DOM
5. 2026-06-14
   days on market $189,900 Active 28 DOM
6. 2026-06-13
   days on market $189,900 Active 27 DOM
7. 2026-06-10
   days on market $189,900 Active 25 DOM
8. 2026-06-09
   days on market $189,900 Active 24 DOM
9. 2026-06-08
   days on market $189,900 Active 23 DOM
10. 2026-06-07
    days on market $189,900 Active 22 DOM
11. 2026-06-03
    days on market $189,900 Active 18 DOM
12. 2026-06-03
    price $189,900 Active 17 DOM
13. 2026-06-02
    days on market $193,900 Active 17 DOM
14. 2026-06-01
    days on market $193,900 Active 16 DOM
15. 2026-05-31
    days on market $193,900 Active 15 DOM
16. 2026-05-31
    days on market $193,900 Active 14 DOM
17. 2026-05-16
    listed $193,900 Active
18. 2026-05-15
    historical
19. 2026-03-23
    price $193,900
20. 2026-02-05
    price $196,900
21. 2025-11-17
    listed $199,900 Active

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$375/yr (+$31/mo · 38.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,587
• − Mortgage interest: −$10,637
• − Property taxes: −$973
• − Insurance: −$950
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$5,524
• Taxable income: $5,089
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $6,700/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Powell

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

Census & demographics

• County: Knox County · 473,959 people
• City population: 29,375
• Metro: Knoxville, TN
• Population (ZIP): 29,375
• Household income: $84,275
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 398.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.10%
• Current HPI: 325.6584
• 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

-3.0% since first listed

5 events — show timeline

• 2026-05-16 Listed $193,900 Knoxville MLS
• 2026-05-15 Listing Removed — Knoxville MLS
• 2026-03-23 Price Changed $193,900 Knoxville MLS
• 2026-02-05 Price Changed $196,900 Knoxville MLS
• 2025-11-17 Listed $199,900 Knoxville MLS

Property tax history

+6.9%/yr

Latest (2025): $973 · +10.7% YoY. Source: county tax records.