15550 Dodson Branch Hwy · Dodson Branch, TN 38501

$165,000

3 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 41 Days on market

Built 2000 0.90 ac lot Est $224k · 26% under

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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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable comfort and peace just outside the city limits of Cookeville in this freshly renovated 3-bedroom, 2-bath mobile home offering 1,088 sq. ft. of inviting living space. Surrounded by trees and set in a private, wooded setting, this property is ideal for nature lovers seeking quiet, peaceful afternoons in the shade. Inside, enjoy the feel of “like-new” living with new floors, new tile in the bathrooms, a brand-new kitchen, and completely updated bathrooms, while outside, new fencing and covered porches extend your living space into the outdoors. All of this tranquility is just 20 minutes from Tennessee Tech, shopping malls, and restaurants in Cookeville, giving you the pe

Key facts

• New floors
• New fencing
• Brand new kitchen

Tags

• PRIVATE WOODED SETTING
• NEW FLOORS
• NEW TILE IN BATHROOMS
• BRAND NEW KITCHEN
• COMPLETELY UPDATED BATHROOMS
• NEW FENCING

Property features AI

Exterior

• Parking: No designated parking
• Security: Smoke detector(s); Security system
• Utilities: Public water; Septic tank sewer; Electric with circuit breakers; Natural gas not available
• Home design: Single family residence (site built with acreage); Residential property
• Construction: Frame and vinyl siding construction; Other construction materials; Metal and shingle roof
• Exterior features: Covered porch; Porch; Deck; Creek on the property; Wooded lot

Interior

• Kitchen: Refrigerator; Microwave
• Flooring: Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Fireplace (1)
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (7.7% below list).
• Recommended offer: $152k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.7% in Dodson Branch — 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 66/100 on livability (#117 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Jackson County (rural): math 27% / reading 27% proficiency, ranked #79 of 139 in TN (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gainesboro Elementary (math 32% / reading 37%, grade F, #319 of 952 statewide, top 37%, 341 students, 0% FRL); Jackson County Middle School (math 24% / reading 24%, grade F, #160 of 333 statewide, top 48%, 438 students, 0% FRL); Jackson County High School (math 12% / reading 27%, grade F, #197 of 332 statewide, top 60%, 403 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.4%/yr); 285 active listings in the ZIP.
• This rent runs 35% of the median local income ($52k/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 $5k of value loss. Plan a longer hold.
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $165k implies a 1841% 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 $152,293 (7.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $224,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
371 Harris Ln	0.73mi	3/2.0	1,144 (+5%)	13mo	$236,000	$206	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-27,175
• Equity at exit: $24,602

10-year hold

• IRR: -15.9%
• Equity multiple: 0.23×
• Total profit: $-35,665
• Equity at exit: $14,266

Cash invested: $46,200 (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 38501

• Home prices YoY: -24.2%
• Rents YoY: -1.4%
• Active inventory: 285
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $63

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $177	-5% $120	+0% $63	+5% $6	+10% $-51
Rent	-10% $-57	-5% $3	+0% $63	+5% $123	+10% $183
Rate	-1.0pp $146	-0.5pp $105	base $63	+0.5pp $20	+1.0pp $-23

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   historical Active Under Contract
2. 2026-04-15
   listed $165,000 Active
3. 2000-02-17
   soldstatus $8,500

ⓘ 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 4/10 Moderate 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,275
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,800
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,232/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: Jackson County
• NCES district ID: 4702070
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $32,962
• Composite: 22.09/100
• National rank: #8186
• State rank: #79 of 139 in TN

Livability — Dodson Branch

• Score: 66/100
• State rank: #117
• US rank: #11417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dodson Branch, TN
• County: Putnam County · 72,571 people
• Metro: Cookeville, TN
• Population (ZIP): 42,471
• Household income: $52,145
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 2410.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 11,267 people
• By 2030: 10,952 · -2.8%
• By 2040: 10,150 · -9.9%
• By 2050: 9,246 · -17.9%
• By 2075: 7,548 · -33.0%
• By 2100: 5,856 · -48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+62.5) · D 18.3% · R 80.8%
• 2008→2024 swing: -63.3pp toward R · 2008: 0.9pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+56.0 2016: R+47.2 2012: R+15.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.19%
• Current HPI: 285.6959
• Rent YoY: ▼ -1.45%
• Metro: Cookeville, 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

Price history

+1841.2% since first listed

3 events — show timeline

• 2026-04-22 Contingent — UCMLS
• 2026-04-15 Listed $165,000 UCMLS
• 2000-02-17 Sold (Public Records) $8,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $198 · +0.0% YoY. Source: county tax records.