176 Hallborough Dr · Jonesborough, TN 37659

$100,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 47 Days on market

Built 1997 0.86 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in beautiful Jonesborough, TN! This 1997 3-bedroom, 2-bath singlewide mobile home sits on approximately 0.86 acres, offering a peaceful, private setting at the end of the road. Enjoy the quiet surroundings with ample space for outdoor living, gardening, or future plans. This property is a fixer-upper, presenting a great opportunity for buyers looking to renovate, invest, or create their own vision. Whether you're seeking a primary residence, rental investment, or future homesite, this property offers excellent potential and flexibility. Conveniently located while still providing a tucked-away feel, it's the perfect blend of privacy and accessibility. ⚠️ Safety Notice: The

Key facts

• 0.86 acre lot
• Built 1997
• Listed 47 days

Tags

• PEACEFUL PRIVATE SETTING
• AMPLE SPACE FOR OUTDOOR LIVING

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured house (single wide); One level; Residential single-family property; Condition: Fixer
• Construction: Metal siding; Other foundation
• Exterior features: Metal roof; Shed(s); Cleared, level to rolling slope terrain

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Dishwasher; Refrigerator; Fireplace in the living room; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.1% in Jonesborough — 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 71/100 on livability (#40 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elementary School (math 24% / reading 23%, grade F, #591 of 952 statewide, top 62%, 651 students, 0% FRL); David Crockett High School (math 25% / reading 39%, grade F, #56 of 332 statewide, top 20%, 1,181 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 312 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $100k implies a 54% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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 D-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. 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: 1.64% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 5.1

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: 25.3%
• Equity multiple: 2.04×
• Total profit: $29,233
• Equity at exit: $14,910

10-year hold

• IRR: 33.0%
• Equity multiple: 3.99×
• Total profit: $83,849
• Equity at exit: $8,646

Cash invested: $28,000 (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 37659

• Home prices YoY: -19.7%
• Active inventory: 312
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $714

Break-even live

Break-even rent $739

Max offer price $100,000

Occupancy floor 52%

Sensitivity live

Price	-10% $771	-5% $742	+0% $714	+5% $686	+10% $538
Rent	-10% $584	-5% $649	+0% $714	+5% $779	+10% $844
Rate	-1.0pp $764	-0.5pp $739	base $714	+0.5pp $688	+1.0pp $662

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 Old State Route 34 Jonesborough, TN	2.0	1.5	1000	$1,462	$1.46	13d	4	0.74mi

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   price $100,000
3. 2026-05-08
   price $108,000
4. 2026-04-27
   price $109,000
5. 2026-04-16
   price $119,000
6. 2026-04-02
   listed $129,000 Active
7. 2026-03-18
   soldstatus $65,000

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$495/yr (+$41/mo · 230.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,717
• − Mortgage interest: −$5,602
• − Property taxes: −$215
• − Insurance: −$500
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,909
• Taxable income: $7,337
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $6,808/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Jonesborough

• Score: 71/100
• State rank: #40
• US rank: #6626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 129,006 people
• City population: 29,080
• Metro: Johnson City, TN
• Population (ZIP): 29,080
• Household income: $71,110
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 310.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 96% English-only · Spanish 1% Korean 1% Other Asian/Pacific 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.31%
• Current HPI: 298.6464
• Rent YoY: —
• Metro: Johnson City, 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

+53.8% since first listed

7 events — show timeline

• 2026-05-19 Pending — TVRMLS
• 2026-05-15 Price Changed $100,000 TVRMLS
• 2026-05-08 Price Changed $108,000 TVRMLS
• 2026-04-27 Price Changed $109,000 TVRMLS
• 2026-04-16 Price Changed $119,000 TVRMLS
• 2026-04-02 Listed $129,000 TVRMLS
• 2026-03-18 Sold (Public Records) $65,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $215 · +0.0% YoY. Source: county tax records.