4 Bed 2 Bath Single Section Plan · Clarksville, TN 37040

$65,900

4 bd · 2.0 ba · 1,960 sqft · Manufactured · 159 Days on market

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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
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover Bell Crossing, a peaceful and pet-friendly all-age manufactured home community designed for quality living. Our meticulously maintained grounds offer a serene country setting where you can relax and unwind. Located in a prime area, Bell Crossing is just minutes away from shopping, dining, and entertainment, and only an hour from the vibrant culture and nightlife of greater Nashville. Enjoy outdoor recreation with nearby parks, lakes, and golf courses, providing endless opportunities for adventure. Experience top-notch amenities, including a clubhouse with a fully equipped kitchen, a refreshing swimming pool, a basketball court, a playground, and an events pavilion for community gat

Key facts

• Outdoor recreation
• Prime area
• Golf courses

Tags

• MANUFACTURED HOME COMMUNITY
• SERENE COUNTRY SETTING
• PRIME AREA
• OUTDOOR RECREATION
• NEARBY PARKS
• GOLF COURSES

Property features AI

Finance

• Financial info: List price: 59,900

Exterior

• Home design: Single-section home; Plan name: 4 Bed 2 Bath Single Section
• Exterior features: Living area approximately 1960 (value provided by listing)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Plan home (new construction plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 3.5% in Clarksville — 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 84/100 on livability (#1 in TN, #798 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-, crime D+.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.3%/yr); 604 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.51% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.45%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.32% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 3.22×
• Total profit: $40,897
• Equity at exit: $9,826

10-year hold

• IRR: 56.5%
• Equity multiple: 6.13×
• Total profit: $94,718
• Equity at exit: $5,698

Cash invested: $18,452 (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 37040

• Home prices YoY: -22.0%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $853

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 44%

Sensitivity live

Price	-10% $898	-5% $875	+0% $853	+5% $830	+10% $807
Rent	-10% $722	-5% $787	+0% $853	+5% $918	+10% $983
Rate	-1.0pp $886	-0.5pp $869	base $853	+0.5pp $836	+1.0pp $818

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Kettering Ct Unit 189 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	14d	1	0.07mi
179 Lynnwood Cir Unit 103 Clarksville, TN	3.0	2.0	1456	$1,369	$0.94	21d	1	0.10mi
64 Lynnwood Cir Unit 28 Clarksville, TN	3.0	2.0	1456	$1,519	$1.04	21d	1	0.27mi
94 Lynnwood Cir Unit 43 Clarksville, TN	4.0	2.0	1568	$1,439	$0.92	21d	1	0.39mi
841 Professional Park Dr Clarksville, TN	3.0	2.5	1330	$1,595	$1.20	21d	1	0.45mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,800	$1.06	14d	1	0.66mi
632 White Face Dr Clarksville, TN	3.0	2.0	1700	$1,850	$1.09	21d	1	0.66mi
2228 Killington Dr Clarksville, TN	4.0	2.0	1729	$1,900	$1.10	21d	1	0.71mi
537 Bellamy Ln Clarksville, TN	3.0	2.5	1401	$1,800	$1.28	21d	1	0.79mi
650 Appomattox Ct Clarksville, TN	3.0	2.0	2493	$2,400	$0.96	14d	1	0.97mi
709 Valencia Dr Clarksville, TN	4.0	2.5	2213	$2,495	$1.13	21d	1	1.23mi
1115 Thornberry Dr Clarksville, TN	3.0	2.0	1716	$1,995	$1.16	14d	1	1.32mi

Listing history 14 events

1. 2026-06-18
   days on market $65,900 Active 159 DOM
2. 2026-06-17
   days on market $65,900 Active 158 DOM
3. 2026-06-16
   days on market $65,900 Active 157 DOM
4. 2026-06-15
   days on market $65,900 Active 156 DOM
5. 2026-06-14
   days on market $65,900 Active 154 DOM
6. 2026-06-13
   days on market $65,900 Active 153 DOM
7. 2026-06-09
   days on market $65,900 Active 150 DOM
8. 2026-06-08
   days on market $65,900 Active 149 DOM
9. 2026-06-07
   days on market $65,900 Active 148 DOM
10. 2026-06-05
    days on market $65,900 Active 145 DOM
11. 2026-06-03
    days on market $65,900 Active 144 DOM
12. 2026-06-02
    days on market $65,900 Active 143 DOM
13. 2026-05-31
    days on market $65,900 Active 141 DOM
14. 2026-05-30
    days on market $65,900 Active 140 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,869
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$1,917
• Taxable income: $9,763
• Est. tax owed @ 24.0%: −$2,343
• After-tax cash flow: $7,888/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: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Clarksville

• Score: 84/100
• State rank: #1
• US rank: #798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TN
• County: Montgomery County · 211,371 people
• City population: 211,371
• Metro: Clarksville, TN-KY
• Population (ZIP): 64,977
• Household income: $67,745
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2670.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Black 25% Two or more races 11% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 269.0601
• Rent YoY: ▲ 1.32%
• Metro: Clarksville, TN-KY
• 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