405 Culver Rd · Telford, TN 37681

$55,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 1 Days on market

Built 1994 1.03 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

ATTENTION INVESTORS, FLIPERS, OR ANYONE LOOKING FOR A HOME THAT IS VERY REASONABLY PRICED! SELLING TO SETTLE AN ESTATE! SELLING ''AS-IS'! CASH OFFERS ONLY! This 2BR-2BA Singlewide Mobile Home, in need of repair, sits on 1+ Acre of land in a quite country setting. The features of this home: Large Living Room/Dining Room Combination, Fully Equipped Kitchen, Two Bedrooms, Two Bathrooms (one of the baths has been completely torn out and is ready for remodeling), New Covered Rear Deck, Central Heat & Air (working electric heat with non-working compressor for the air conditioning), Window Air Conditioner is in the Living Room, there is no front porch, recently ''Kool Seal'' applied to the r

Key facts

• 1.03 acre lot
• Built 1994

Tags

• FULLY EQUIPPED KITCHEN
• NEW COVERED REAR DECK

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Manufactured house (single wide); One story
• Construction: Metal siding; Metal roof
• Exterior features: Covered porch; Deck; Shed(s); Level to sloped lot

Interior

• Kitchen: Includes dishwasher and range
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Laminate; Parquet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Window unit(s); Electric heating; Heat pump
• Interior features: Double pane, insulated windows; Dishwasher; Range
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 23.7% vs local median 2.7% in Telford — 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 47/100 on livability (#422 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elementary School (math 24% / reading 23%, grade F, #591 of 952 statewide, top 62%, 651 students, 0% FRL); David Crockett High School (math 25% / reading 39%, grade F, #56 of 332 statewide, top 20%, 1,181 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $55k implies a 244% 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 $55,000

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 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?
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: 2.59% ✓
• Cap rate: 23.70%
• Cash-on-cash: 62.17%
• DSCR: 3.77
• GRM: 3.2

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: 74.1%
• Equity multiple: 6.24×
• Total profit: $80,759
• Equity at exit: $49,548

10-year hold

• IRR: 68.0%
• Equity multiple: 13.85×
• Total profit: $197,839
• Equity at exit: $106,853

Cash invested: $15,400 (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 37681

• Home prices YoY: 4.7%
• Active inventory: 56
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $798

Break-even live

Break-even rent $415

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $829	-5% $813	+0% $798	+5% $782	+10% $767
Rent	-10% $685	-5% $742	+0% $798	+5% $854	+10% $910
Rate	-1.0pp $826	-0.5pp $812	base $798	+0.5pp $784	+1.0pp $769

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Adams and Corby Rd Unit 24 Limestone, TN	2.0	1.5	1077	$1,450	$1.35	21d	1	1.06mi
127 Adams and Corby Rd Unit 34 Limestone, TN	2.0	1.5	1200	$1,400	$1.17	14d	1	1.13mi

Listing history 2 events

1. 2026-05-26
   listed $55,000 Active
2. 1997-06-17
   soldstatus $16,000

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $390 · $33/mo
• Expected delta: +$196/yr (+$16/mo · 101.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,094
• − Mortgage interest: −$3,081
• − Property taxes: −$194
• − Insurance: −$275
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$1,600
• Taxable income: $9,209
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $7,364/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Telford

• Score: 47/100
• State rank: #422
• US rank: #26284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,720
• Population (ZIP): 6,031

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.43%
• Current HPI: 296.7409
• 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

+243.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $55,000 TVRMLS
• 1997-06-17 Sold (Public Records) $16,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $194 · +0.0% YoY. Source: county tax records.