741 Stone Rd · Benton, TN 37307

$199,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 25 Days on market

Built 2022 1.00 ac lot Est $199k · 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 +7.6/15.0
• Cash flow +7.2/30.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

Discover your piece of the East Tennessee countryside! This sweet, 1216 sq ft mobile home is situated on approximately 1 acre (buyer to verify), providing a lovely setting for gardening, pets, or peaceful outdoor living. The interior shines with a thoughtfully designed open kitchen and living room for easy entertaining. Enjoy modern comforts like neutral colors, stylish cabinets to the ceiling, and easy to maintain luxury vinyl floors. Sold fully furnished, this home offers an effortless turnkey experience.

Key facts

• Approximately 1 acre
• Fully furnished
• 1 acre lot

Tags

• APPROXIMATELY 1 ACRE
• OPEN KITCHEN AND LIVING ROOM
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (42.9% below list).
• Recommended offer: $114k (42.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.2% in Benton — 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 (#118 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.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Polk County High School (math 12% / reading 42%, grade F, #104 of 332 statewide, top 33%, 443 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 58 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $113,543 (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. 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: 0.57% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $199,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 Stone Rd	0.00mi	3/2.0	1,216 (0%)	0mo	$200,000	$164	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $90,963
• Equity at exit: $179,275

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $281,263
• Equity at exit: $386,613

Cash invested: $55,720 (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 37307

• Home prices YoY: 33.8%
• Active inventory: 58
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-272

Break-even live

Break-even rent $1,479

Max offer price $150,993

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-215	+0% $-272	+5% $-328	+10% $-384
Rent	-10% $-361	-5% $-317	+0% $-272	+5% $-227	+10% $-182
Rate	-1.0pp $-172	-0.5pp $-221	base $-272	+0.5pp $-323	+1.0pp $-376

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-03-24
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Discover your piece of the East Tennessee countryside! This sweet, 1216 sq ft mobile home is situated on approximately 1 acre (buyer to verify), providing a lovely setting for gardening, pets, or peaceful outdoor living. The interior shines with a thoughtfully designed open kitchen and living room for easy entertaining. Enjoy modern comforts like neutral colors, stylish cabinets to the ceiling, and easy to maintain luxury vinyl floors. Sold fully furnished, this home offers an effortless turnkey experience.

3. 2026-03-24
   historical Active Under Contract

   Show marketing remark (512 chars)

   Discover your piece of the East Tennessee countryside! This sweet, 1216 sq ft mobile home is situated on approximately 1 acre (buyer to verify), providing a lovely setting for gardening, pets, or peaceful outdoor living. The interior shines with a thoughtfully designed open kitchen and living room for easy entertaining. Enjoy modern comforts like neutral colors, stylish cabinets to the ceiling, and easy to maintain luxury vinyl floors. Sold fully furnished, this home offers an effortless turnkey experience.

4. 2026-03-19
   listed $199,000 Active
5. 2026-03-18
   listed $199,000 Active 512-char remark

   Show marketing remark (512 chars)

   Discover your piece of the East Tennessee countryside! This sweet, 1216 sq ft mobile home is situated on approximately 1 acre (buyer to verify), providing a lovely setting for gardening, pets, or peaceful outdoor living. The interior shines with a thoughtfully designed open kitchen and living room for easy entertaining. Enjoy modern comforts like neutral colors, stylish cabinets to the ceiling, and easy to maintain luxury vinyl floors. Sold fully furnished, this home offers an effortless turnkey experience.

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$906/yr (+$75/mo · 178.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,625
• − Mortgage interest: −$11,147
• − Property taxes: −$507
• − Insurance: −$995
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$5,789
• Taxable loss: −$6,993
• Est. tax savings @ 24.0%: +$1,678
• After-tax cash flow: $-1,583/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Benton

• Score: 66/100
• State rank: #118
• US rank: #11569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,340

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 120.96%
• Current HPI: 478.7945
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-14 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-24 Pending — GCAR
• 2026-03-24 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-19 Listed $199,000 REALTRACS as Distributed by MLS Grid
• 2026-03-18 Listed $199,000 GCAR

Property tax history

+22.6%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.