7650 Highway 41 N · Adams, TN 37010

$168,000

2 bd · 2.0 ba · 868 sqft · Manufactured public records · 9 Days on market

Built 1983 0.50 ac lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready, 1,100 sq ft 3-bedroom, 2-bath mobile home with a stick-built addition, located in desirable Adams, TN, within the Jo Byrns School District. Roadfront property on Hwy 41, within walking distance of Dollar General, Adams Market, Churches, and two restaurants. Situated on a 23,522 sq ft lot. Recent updates include an updated kitchen, paint, vinyl flooring, new carpet in bedrooms, ceilings, a new water line to the road, a new Air unit, and new bathroom subfloors and vinyl. This home features a large concrete front porch and a back deck. A carport and storage shed are also included. Appliances are included. Split floor plan would accommodate multi-generational living. This home is

Key facts

• Covered front porch
• New waterlines
• Fresh paint

Tags

• COVERED FRONT PORCH
• STORAGE SHED
• NEW HVAC
• FRESH PAINT
• NEW CARPET
• NEW WATERLINES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).

Location & tenants

• Location reads 59/100 on livability (#297 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

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.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $39k; list at $168k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,000

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,342
• Equity at exit: $25,049

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $17,126
• Equity at exit: $14,526

Cash invested: $47,040 (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 37010

• Home prices YoY: -23.7%
• Active inventory: 40
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $296

Break-even live

Break-even rent $1,470

Max offer price $168,000

Occupancy floor 79%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $168,000 Active 9 DOM
2. 2026-06-17
   days on market $168,000 Active 8 DOM
3. 2026-06-16
   statusdays on market $168,000 Active 7 DOM
4. 2026-06-13
   statusdays on market $168,000 Pending 6 DOM
5. 2026-06-09
   days on market $168,000 Active 5 DOM
6. 2026-06-08
   days on market $168,000 Active 4 DOM
7. 2026-06-07
   pricedays on marketlisting id $168,000 Active 3 DOM
8. 2026-06-03
   days on market $179,000 Active 15 DOM
9. 2026-06-02
   days on market $179,000 Active 14 DOM
10. 2026-06-01
    days on market $179,000 Active 13 DOM
11. 2026-05-31
    days on market $179,000 Active 12 DOM
12. 2026-05-19
    listed $179,000 Active
13. 2003-05-28
    soldstatus $39,000
14. 1996-06-12
    soldstatus $32,000
15. 1990-05-02
    soldstatus $15,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,132
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,887
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,328/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Adams

• Score: 59/100
• State rank: #297
• US rank: #20566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, TN
• Population (ZIP): 5,143

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.74%
• Current HPI: 279.909
• 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

+1093.3% since first listed

4 events — show timeline

• 2026-05-19 Listed $179,000 FSBO.com
• 2003-05-28 Sold (Public Records) $39,000 Public Records
• 1996-06-12 Sold (Public Records) $32,000 Public Records
• 1990-05-02 Sold (Public Records) $15,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $254 · +0.0% YoY. Source: county tax records.