Fleetwood U86 Holiday Village Plan · Nashville-Davidson metropolitan government (balance), TN 37207

$145,000

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 106 Days on market

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Why this score? — see what drove the C- 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Holiday Village in Nashville, Tennessee is a peaceful, yet vibrant community, ideal for people dreaming of owning a home in a thriving area of Tennessee. Our 3-bedroom, 2-bathroom homes feature spacious open-concept floor plans, Energy-Star Certified appliances, and wood kitchen cabinets. Holiday Village, owned and operated by UMH Properties, is a gated community offering a wide variety of amenities, including bus shelters, and playgrounds. Additionally, this Nashville community offers exciting events such as resident appreciation nights, raffles, and seed and fertilizer handouts to jumpstart your landscaping. With our new expansion underway, we invite you to come choose your lot and custom

Key facts

• Listed 106 days

Tags

• WOOD KITCHEN CABINETS

Property features AI

Finance

• Financial info: Listed as a plan (new construction inventory type); List price $145,000

Exterior

• Utilities: Central air conditioning
• Home design: Plan: Fleetwood U86 Holiday Village; Single-story (plan information)
• Construction: Living area approximately 1,178 (plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Central air cooling

🏗️ New construction. The $145,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $193,192.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Nashville-Davidson metropolitan government (balance) — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Davidson County (urban): math 12% / reading 19% proficiency, ranked #126 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 535 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 42% of the median local income ($62k/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.
• Davidson County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $193,192
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Queen Ave	0.53mi	4/2.0 (+1)	1,218 (+3%)	8mo	$200,000	$164	58

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,332
• Equity at exit: $28,806

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $6,385
• Equity at exit: $16,704

Cash invested: $54,094 (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 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 535
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,013
• Tax est. 1.5%: −$241 /mo · $2,898/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $369

Break-even live

Break-even rent $1,690

Max offer price $193,192

Occupancy floor 78%

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: $48,298
• Closing costs: $5,796
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Duke St Unit B Nashville, TN	2.0	2.5	1400	$2,000	$1.43	24d	1	0.30mi
109 Duke St Unit E Nashville, TN	2.0	2.5	1400	$2,200	$1.57	24d	1	0.30mi
204 Prince Ave Unit A Nashville, TN	2.0	1.0	800	$1,875	$2.34	24d	1	0.34mi
215 Prince Ave Unit D Nashville, TN	2.0	1.0	780	$999	$1.28	24d	1	0.37mi
438 Roger Williams Ave Nashville, TN	2.0	1.5	960	$1,450	$1.51	21d	1	0.42mi
1801 Meridian St Nashville, TN	1.0–2.0	1.0–2.5	1050	$2,817	$2.68	4d	10	0.53mi
308 Prince Ave Nashville, TN	2.0	1.0	900	$1,200	$1.33	16d	1	0.54mi
308 Prince Ave Unit A Nashville, TN	2.0	1.0	800	$1,200	$1.50	21d	1	0.54mi
128 Gordon Ter Nashville, TN	3.0	2.0	1400	$2,600	$1.86	10d	1	0.54mi
2003 Overby Rd Nashville, TN	2.0	2.0	924	$2,295	$2.48	7d	1	0.67mi
5515 Scruggs Ln Nashville, TN	2.0–3.0	2.0	1128	$1,799	$1.59	3d	42	0.68mi
55 Lucile St Nashville, TN	2.0	1.0–2.0	731	$2,125	$2.91	2d	23	0.86mi
214 Lucile Ln Nashville, TN	2.0	2.5	1326	$2,595	$1.96	12d	1	0.86mi
112 Lucile St Nashville, TN	2.0	1.0	1200	$1,795	$1.50	24d	1	0.89mi
2316 Woodridge Dr Nashville, TN	3.0	1.0	950	$1,595	$1.68	24d	1	0.93mi
64 Fern Ave Nashville, TN	3.0	2.5	1468	$3,149	$2.15	2d	1	1.00mi
538 Norton Ave Nashville, TN	3.0	2.0	1394	$2,000	$1.43	19d	1	1.00mi
600 E Trinity Ln Unit 1049679P Nashville, TN	2.0	2.0	990	$3,890	$3.93	24d	1	1.03mi
1301 Baptist World Center Dr Unit 1385496P Nashville, TN	2.0	2.5	1097	$2,693	$2.45	7d	1	1.07mi
1111 Baptist World Center Dr #4 Nashville, TN	2.0	3.0	1100	$2,300	$2.09	21d	1	1.11mi
1100 Sunset Cir Nashville, TN	1.0–3.0	1.0–2.5	1070	$1,899	$1.77	3d	7	1.15mi
1205 Meridian St Nashville, TN	3.0	2.0	1152	$2,100	$1.82	7d	1	1.16mi
1310 Jones Ave Nashville, TN	2.0	2.0	1200	$1,895	$1.58	17d	1	1.17mi
849 Cherokee Ave #12 Nashville, TN	2.0	2.5	1330	$2,600	$1.95	24d	1	1.19mi
1208 Lischey Ave Nashville, TN	2.0	2.0	1441	$3,200	$2.22	15d	1	1.21mi
1402 Montgomery Ave Unit B Nashville, TN	2.0	1.0	885	$2,250	$2.54	7d	1	1.22mi
927 Chickasaw Ave Nashville, TN	3.0	2.0	1223	$2,600	$2.13	17d	1	1.23mi
613 Youngs Ln Nashville, TN	2.0	2.0	1056	$1,350	$1.28	7d	1	1.24mi
1112 Joseph Ave Unit A Nashville, TN	3.0	2.0	1224	$2,800	$2.29	4d	1	1.24mi
1112 Joseph Ave Unit B Nashville, TN	2.0	2.0	918	$1,800	$1.96	4d	1	1.24mi
905 Blue Ridge Dr Unit B Nashville, TN	2.0	1.0	780	$1,600	$2.05	7d	1	1.25mi
901 Cherokee Ave Nashville, TN	3.0	1.0–2.0	1457	$3,563	$2.45	2d	12	1.26mi
2945 Brick Church Pike Nashville, TN	1.0–3.0	1.0–2.0	1052	$1,652	$1.57	24d	1	1.32mi
3100 Conviser Dr Nashville, TN	2.0	1.5	960	$1,600	$1.67	17d	1	1.33mi
2323 Ilolo St Unit 1 Nashville, TN	3.0	1.5	1116	$1,995	$1.79	24d	1	1.42mi
2327 Whites Creek Pike Nashville, TN	2.0	2.0	1391	$1,950	$1.40	7d	1	1.42mi
2424 Inga St Nashville, TN	3.0	2.0	1440	$2,495	$1.73	16d	1	1.44mi
1018 N 6th St Nashville, TN	3.0	2.0	1476	$2,995	$2.03	15d	1	1.45mi
1018 N 6th St Nashville, TN	3.0	2.0	1476	$2,995	$2.03	14d	1	1.45mi
131 Great Circle Rd Nashville, TN	2.0	1.0–2.0	881	$2,667	$3.03	12d	25	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $145,000 Active 106 DOM
2. 2026-06-17
   days on market $145,000 Active 105 DOM
3. 2026-06-16
   days on market $145,000 Active 104 DOM
4. 2026-06-15
   days on market $145,000 Active 103 DOM
5. 2026-06-13
   days on market $145,000 Active 101 DOM
6. 2026-06-13
   days on market $145,000 Active 100 DOM
7. 2026-06-09
   days on market $145,000 Active 97 DOM
8. 2026-06-08
   days on market $145,000 Active 96 DOM
9. 2026-06-07
   days on market $145,000 Active 95 DOM
10. 2026-06-05
    days on market $145,000 Active 92 DOM
11. 2026-06-03
    days on market $145,000 Active 91 DOM
12. 2026-06-02
    days on market $145,000 Active 90 DOM
13. 2026-06-01
    days on market $145,000 Active 89 DOM
14. 2026-05-31
    days on market $145,000 Active 88 DOM

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

Taxation est. · year 1

• Rental income: $25,886
• − Mortgage interest: −$10,822
• − Property taxes: −$2,898
• − Insurance: −$966
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,620
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $4,084/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: Davidson County
• NCES district ID: 4703180
• Math proficiency: 12% ▼ -17.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $48,667
• Composite: 14.03/100
• National rank: #9472
• State rank: #126 of 139 in TN

Livability — Nashville-Davidson metropolitan government (balance)

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

Census & demographics

• Census place: Nashville-Davidson metropolitan government (balance), TN
• County: Davidson County · 680,067 people
• City population: 677,595
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 41,366
• Household income: $61,744
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1969.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 808,568 people
• By 2030: 874,489 · +8.2%
• By 2040: 1,009,046 · +24.8%
• By 2050: 1,147,294 · +41.9%
• By 2075: 1,475,439 · +82.5%
• By 2100: 1,714,101 · +112.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 57% White 24% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Davidson

• 2024 margin: Strong D (+27.4) · D 62.7% · R 35.3% · Other 2.0%
• 2008→2024 swing: +6.5pp toward D · 2008: 21.0pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+32.1 2016: D+26.0 2012: D+18.7 2008: D+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.21%
• Current HPI: 351.9628
• Rent YoY: ▲ 1.33%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, 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