1050 Ellis Dr SE · South Cleveland, TN 37323

$110,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 6 Days on market

Built 1991 0.87 ac lot

---

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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS!! Excellent rental return. Long term tenant willing to stay. Good condition, New deck. Almost One Acre, great potential.

Key facts

• Almost one acre
• New deck
• 0.87 acre lot

Tags

• NEW DECK
• ALMOST ONE ACRE

Property features AI

Finance

• Other: Lot size approximately 0.87 acres

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Septic tank; Water available
• Home design: Residential property; Three or more levels; Existing construction
• Construction: Metal roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Electric range, dishwasher, refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range, dishwasher, refrigerator; Vinyl flooring; No basement
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.9% vs local median 3.6% in South Cleveland — 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 63/100 on livability (#201 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Bradley County (other): math 35% / reading 34% proficiency, ranked #33 of 139 in TN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Fox Elementary School (math 45% / reading 38%, grade F, #212 of 952 statewide, top 22%, 510 students, 0% FRL); Bradley Central High School (math 13% / reading 31%, grade F, #163 of 332 statewide, top 51%, 1,677 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 372 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 768 units permitted in Bradley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bradley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.2

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,476
• Equity at exit: $16,401

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $17,661
• Equity at exit: $9,511

Cash invested: $30,800 (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 37323

• Home prices YoY: -23.5%
• Active inventory: 372
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $241

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $317	-5% $279	+0% $241	+5% $203	+10% $165
Rent	-10% $141	-5% $191	+0% $241	+5% $291	+10% $341
Rate	-1.0pp $296	-0.5pp $269	base $241	+0.5pp $212	+1.0pp $183

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3099 Buchanan Rd SE Cleveland, TN	2.0	2.0	981	$885	$0.90	44d	1	0.48mi
2417 Rodney Dr Unit 1 Cleveland, TN	2.0	1.0	928	$995	$1.07	44d	1	1.02mi
136 Golf Dr SE Cleveland, TN	3.0	2.0	1248	$1,700	$1.36	44d	1	1.22mi
330 Baldwin St SE Cleveland, TN	2.0	1.5	900	$1,050	$1.17	44d	1	1.27mi

Listing history 6 events

1. 2026-06-17
   status $110,000 Pending 6 DOM
2. 2026-06-16
   days on market $110,000 Active 6 DOM
3. 2026-06-15
   days on market $110,000 Active 5 DOM
4. 2026-06-14
   days on market $110,000 Active 3 DOM
5. 2026-06-13
   remarks 140-char remark
6. 2026-06-13
   listed $110,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $15,203
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,200
• Taxable income: $1,209
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,598/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: Bradley County
• NCES district ID: 4700330
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,807
• Composite: 29.54/100
• National rank: #6494
• State rank: #33 of 139 in TN

Livability — South Cleveland

• Score: 63/100
• State rank: #201
• US rank: #15753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Cleveland, TN
• County: Bradley County · 99,337 people
• City population: 31,043
• Metro: Cleveland, TN
• Population (ZIP): 31,948
• Household income: $68,768
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 371.0

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 114,901 people
• By 2030: 120,137 · +4.6%
• By 2040: 130,125 · +13.2%
• By 2050: 139,257 · +21.2%
• By 2075: 161,664 · +40.7%
• By 2100: 179,767 · +56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Subsaharan African 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+58.9) · D 20.0% · R 78.9% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: -49.7pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+55.3 2016: R+59.1 2012: R+53.9 2008: R+49.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.38%
• Current HPI: 287.3643
• Rent YoY: —
• Metro: Cleveland, 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

+780.0% since first listed

7 events — show timeline

• 2026-06-10 Listed $110,000 REALTRACS as Distributed by MLS Grid
• 2026-06-09 Listed $110,000 GCAR
• 2026-06-09 Listed $110,000 RCAOR
• 2021-11-05 Sold (Public Records) $49,900 Public Records
• 2021-11-03 Sold (MLS) $49,900 RCAOR
• 2021-09-29 Listed $54,900 RCAOR
• 1990-04-20 Sold (Public Records) $12,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $109 · +0.0% YoY. Source: county tax records.