432 Andrews Ave · Hartsville/Trousdale County, TN 37074

$216,500

3 bd · 2.0 ba · 1,248 sqft · Other public records · 131 Days on market

Built 2004 0.27 ac lot $173/sqft · 11% above area Est $225k · at est.

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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 +9.1/15.0
• Cash flow +7.3/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

Check out this 3-bedroom, 2-bath manufactured home located on a great in-town lot in Hartsville! This home features an open floor plan with new luxury vinyl flooring, fresh paint throughout, and a brand-new stove and refrigerator. Recent updates also include a new roof and gutters for added peace of mind. Enjoy outdoor living on the large back deck and a fully fenced backyard offering privacy, complete with an above-ground pool and a 200 sq ft storage building. The property is connected to public sewer, making the lot full of future potential and endless possibilities. Conveniently located near town amenities—this move-in ready home is a must-see! Will not go FHA

Key facts

• Open floor plan
• New stove
• Fresh paint

Tags

• OPEN FLOOR PLAN
• NEW LUXURY VINYL FLOORING
• FRESH PAINT
• NEW STOVE
• NEW REFRIGERATOR
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $216k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (42.9% below list).
• Recommended offer: $124k (42.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.4% in Hartsville/Trousdale County — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Trousdale County (rural): math 29% / reading 33% proficiency, ranked #46 of 139 in TN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 112 units permitted in Trousdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Trousdale County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, 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 131 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,630 (42.9% 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 131 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.57% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.75
• GRM: 14.6

CMA / ARV

• ARV (median comp): $224,621
• List price: $216,500
• Delta: -3.62%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $99,353
• Equity at exit: $195,040

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $306,832
• Equity at exit: $420,612

Cash invested: $60,620 (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 37074

• Home prices YoY: 11.9%
• Active inventory: 87
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$1,135
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-289

Break-even live

Break-even rent $1,603

Max offer price $165,365

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: $54,125
• Closing costs: $6,495
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Hayes St Unit A Hartsville, TN	2.0	1.0	900	$1,275	$1.42	7d	1	0.25mi
145 Shirley Ln Hartsville, TN	2.0	1.0	795	$1,300	$1.64	1d	1	0.79mi
314 Church St Apt 28 Hartsville, TN	2.0	1.0	965	$1,050	$1.09	19d	1	0.89mi

Listing history 15 events

1. 2026-06-18
   days on market $216,500 Active 131 DOM
2. 2026-06-17
   days on market $216,500 Active 130 DOM
3. 2026-06-16
   days on market $216,500 Active 129 DOM
4. 2026-06-15
   days on market $216,500 Active 128 DOM
5. 2026-06-13
   days on market $216,500 Active 126 DOM
6. 2026-06-09
   days on market $216,500 Active 122 DOM
7. 2026-06-08
   days on market $216,500 Active 121 DOM
8. 2026-06-07
   days on market $216,500 Active 120 DOM
9. 2026-06-03
   days on market $216,500 Active 116 DOM
10. 2026-06-02
    days on market $216,500 Active 115 DOM
11. 2026-06-01
    days on market $216,500 Active 114 DOM
12. 2026-05-31
    days on market $216,500 Active 113 DOM
13. 2026-05-19
    price $218,000 677-char remark

    Show marketing remark (677 chars)

    Check out this 3-bedroom, 2-bath manufactured home located on a great in-town lot in Hartsville! This home features an open floor plan with new luxury vinyl flooring, fresh paint throughout, and a brand-new stove and refrigerator. Recent updates also include a new roof and gutters for added peace of mind. Enjoy outdoor living on the large back deck and a fully fenced backyard offering privacy, complete with an above-ground pool and a 200 sq ft storage building. The property is connected to public sewer, making the lot full of future potential and endless possibilities. Conveniently located near town amenities—this move-in ready home is a must-see! Will not go FHA

14. 2026-05-01
    price $218,999 677-char remark

    Show marketing remark (677 chars)

    Check out this 3-bedroom, 2-bath manufactured home located on a great in-town lot in Hartsville! This home features an open floor plan with new luxury vinyl flooring, fresh paint throughout, and a brand-new stove and refrigerator. Recent updates also include a new roof and gutters for added peace of mind. Enjoy outdoor living on the large back deck and a fully fenced backyard offering privacy, complete with an above-ground pool and a 200 sq ft storage building. The property is connected to public sewer, making the lot full of future potential and endless possibilities. Conveniently located near town amenities—this move-in ready home is a must-see! Will not go FHA

15. 2026-02-07
    listed $219,999 Active 677-char remark

    Show marketing remark (677 chars)

    Check out this 3-bedroom, 2-bath manufactured home located on a great in-town lot in Hartsville! This home features an open floor plan with new luxury vinyl flooring, fresh paint throughout, and a brand-new stove and refrigerator. Recent updates also include a new roof and gutters for added peace of mind. Enjoy outdoor living on the large back deck and a fully fenced backyard offering privacy, complete with an above-ground pool and a 200 sq ft storage building. The property is connected to public sewer, making the lot full of future potential and endless possibilities. Conveniently located near town amenities—this move-in ready home is a must-see! Will not go FHA

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: +$1,050/yr (+$88/mo · 215.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,836
• − Mortgage interest: −$12,127
• − Property taxes: −$487
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$6,298
• Taxable loss: −$7,533
• Est. tax savings @ 24.0%: +$1,808
• After-tax cash flow: $-1,666/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: Trousdale County
• NCES district ID: 4704170
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 33% ▼ -11.00%
• Median HH income: $44,474
• Composite: 26.49/100
• National rank: #7207
• State rank: #46 of 139 in TN

Livability — Hartsville/Trousdale County

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

Census & demographics

• Census place: Hartsville/Trousdale County, TN
• City population: 11,690
• Population (ZIP): 10,999

Population outlook (Trousdale County) Hauer SSP2

• Today (2025): 8,557 people
• By 2030: 8,766 · +2.4%
• By 2040: 9,076 · +6.1%
• By 2050: 9,226 · +7.8%
• By 2075: 9,391 · +9.7%
• By 2100: 9,000 · +5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Trousdale

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -52.3pp toward R · 2008: -6.6pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+48.1 2016: R+36.8 2012: R+12.8 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.78%
• Current HPI: 402.6507
• 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

-0.9% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $218,000 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Price Changed $218,999 REALTRACS as Distributed by MLS Grid
• 2026-02-07 Listed $219,999 REALTRACS as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2025): $487 · +4.1% YoY. Source: county tax records.