86 Apache Trl · Lake Tansi, TN 38572

$135,000

1 bd · 1.0 ba · 420 sqft · Other · 59 Days on market

Built 1998 4,791 sqft lot $100/mo HOA · 9% of rent

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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
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks

Home away from Home! All the Luxuries of Home! Double Lot! Two Out buildings. Two Roof Overs. Fully furnished including 2 reclining love seats, 2 Tv's, Stereo, New microwave, 3 pop outs make this unit spacious. Golf Cart included w/ 2 new batteries. Relax and enjoy the 2 fire pits, swing, picnic table. Enjoy the private beach and also Lake Tansi Amenities! Dimensions are approximate, buyer to verify

Key facts

• Two out buildings
• Private beach
• Double lot

Tags

• DOUBLE LOT
• TWO OUT BUILDINGS
• TWO ROOF OVERS
• FULLY FURNISHED
• GOLF CART INCLUDED
• PRIVATE BEACH

Property features AI

Finance

• Other: Lot dimensions approximately 36 x 99 and 36 x 54 (0.11 acre)
• HOA & community: HOA with monthly fee; Monthly association fee of $100; HOA amenities include golf course, playground, recreation facilities, sauna, security; Association fee covers security and some amenities

Exterior

• Parking: Off-street parking; Attached parking; Carport; Main level access
• Security: Community security (HOA-provided)
• Utilities: Public sewer
• Home design: Detached property; Single-story (entry level information not provided)
• Construction: Metal siding
• Exterior features: Level lot; Golf community setting; Country setting view; Outdoor storage structure

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and propane); Central cooling; Ceiling fan(s)
• Interior features: Eat-in kitchen; Free standing wood-burning fireplace; 4 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (19.6% below list).
• Recommended offer: $109k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#245 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank P. Brown Elementary (math 33% / reading 32%, grade F, #365 of 952 statewide, top 39%, 615 students, 0% FRL); Cumberland County High School (math 28% / reading 41%, grade F, #41 of 332 statewide, top 15%, 985 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 452 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $135k implies a 1127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $108,602 (19.6% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 10.4

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $62,457
• Equity at exit: $121,619

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $192,844
• Equity at exit: $262,275

Cash invested: $37,800 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 452
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$100
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-175

Break-even live

Break-even rent $1,308

Max offer price $109,677

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-128	+0% $-175	+5% $-222	+10% $-268
Rent	-10% $-261	-5% $-218	+0% $-175	+5% $-132	+10% $-89
Rate	-1.0pp $-107	-0.5pp $-141	base $-175	+0.5pp $-210	+1.0pp $-246

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 59 DOM
2. 2026-06-18
   days on market $135,000 Active 57 DOM
3. 2026-06-17
   days on market $135,000 Active 56 DOM
4. 2026-06-16
   days on market $135,000 Active 55 DOM
5. 2026-06-15
   days on market $135,000 Active 54 DOM
6. 2026-06-13
   days on market $135,000 Active 52 DOM
7. 2026-06-12
   days on market $135,000 Active 51 DOM
8. 2026-06-09
   days on market $135,000 Active 48 DOM
9. 2026-06-08
   days on market $135,000 Active 47 DOM
10. 2026-06-08
    days on market $135,000 Active 46 DOM
11. 2026-06-07
    days on market $135,000 Active 45 DOM
12. 2026-06-03
    days on market $135,000 Active 42 DOM
13. 2026-06-02
    days on market $135,000 Active 41 DOM
14. 2026-06-01
    days on market $135,000 Active 40 DOM
15. 2026-05-31
    days on market $135,000 Active 39 DOM
16. 2026-04-22
    listed $135,000 Active
17. 2004-09-16
    soldstatus $11,000

ⓘ 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 ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,032
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − HOA: −$1,200
• − Depreciation: −$3,927
• Taxable loss: −$4,442
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $-1,034/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Lake Tansi

• Score: 61/100
• State rank: #245
• US rank: #17630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Tansi, TN
• Population (ZIP): 12,030

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.68%
• Current HPI: 367.3069
• 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

+1127.3% since first listed

2 events — show timeline

• 2026-04-22 Listed $135,000 Knoxville MLS
• 2004-09-16 Sold (Public Records) $11,000 Public Records

Property tax history

+2.0%/yr

Latest (2021): $31 · +0.0% YoY. Source: county tax records.