125 Bunker Hill Rd · Allardt, TN 38556

$200,000

3 bd · 2.0 ba · 1,170 sqft · Manufactured public records · 13 Days on market

Built 1992 0.83 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.1/10.0

Listing remarks MLS

Beautiful FULLY REMODELED mobile home on .83 acres. Unrestricted, Private peaceful location out of the city limits. Seller has installed new doors, full drywall, paint, floors, cabinets, counter tops, toilets, tile showers & roof. New appliances to include refrigerator, washer and dryer, Stove/oven, Range hood and dishwasher. Water heater is aprox. 2 years old, HVAC is aprox 5 years old. Home is electric with natural gas and well water. City water is available at road. Buyer to verify all information and measurements, being sold As is.

Key facts

• 3 year old carport
• Remodeled property
• Two storage sheds

Tags

• REMODELED PROPERTY
• 3 YEAR OLD CARPORT
• TWO STORAGE SHEDS
• FULL ELECTRICAL SERVICE
• WHOLE HOUSE GENERATOR SYSTEM
• FUNCTIONAL OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family home (not attached); 1,280 building area (per tax records)
• Construction: Fiber cement and frame construction; Crawl space
• Exterior features: Private lot with rolling slope; Country setting with wooded views; Storage structure; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas and electric); Central cooling
• Interior features: Eat-in kitchen; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (24.3% below list).
• Recommended offer: $151k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.3% in Allardt — 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 (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,309 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $97,050
• Equity at exit: $180,176

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $295,198
• Equity at exit: $388,556

Cash invested: $56,000 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-187

Break-even live

Break-even rent $1,750

Max offer price $172,968

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $200,000 Active 13 DOM
2. 2026-06-17
   days on market $200,000 Active 12 DOM
3. 2026-06-17
   price $200,000 Active 11 DOM
4. 2026-06-16
   days on market $216,000 Active 11 DOM
5. 2026-06-15
   days on market $216,000 Active 10 DOM
6. 2026-06-13
   days on market $216,000 Active 8 DOM
7. 2026-06-12
   days on market $216,000 Active 7 DOM
8. 2026-06-09
   days on market $216,000 Active 4 DOM
9. 2026-06-08
   days on market $216,000 Active 3 DOM
10. 2026-06-08
    days on market $216,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $216,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,157
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$5,818
• Taxable loss: −$5,769
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-857/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

+2060.0% since first listed

10 events — show timeline

• 2026-06-05 Listed $216,000 Knoxville MLS
• 2025-10-21 Listing Removed — Knoxville MLS
• 2025-08-07 Listed $185,000 Knoxville MLS
• 2023-01-19 Sold (Public Records) $145,000 Public Records
• 2023-01-11 Sold (MLS) $145,000 Knoxville MLS
• 2022-11-30 Pending — Knoxville MLS
• 2022-11-02 Price Changed $149,000 Knoxville MLS
• 2022-10-10 Listed $160,000 Knoxville MLS
• 2014-02-18 Sold (MLS) $10,000 Knoxville MLS
• 2014-01-06 Listed $10,000 Knoxville MLS

Property tax history

+16.7%/yr

Latest (2025): $207 · +0.0% YoY. Source: county tax records.