414 Mashburn Rd · Sweetwater, TN 37874

$75,000

2 bd · 1.0 ba · 1,024 sqft · Manufactured public records · 16 Days on market

Built 1991

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

414 Mashburn Rd Sweetwater Tn. Got a half acre lot and building. Some kind of mobile home turned franken garage/barn. Might make a great place for shop or a house or clear it all and park an RV on the concrete pad. Feel free to check it out anytime. The only pics I have are what I & acirc; & euro; & trade; ve pulled from google. Owner financing for $75,000 on contract for deed available with $5,000 down and 5 percent interest and payments of $376 per month for 30 years. Selling all our properties in Tennessee. Listed on marketplace and zilow. We have an old 45 acre farm at 218 Mcallister Rd Copperhill, unrestricted 8.5 acres on a trout stream in the national forest at 1200 Tumbl

Key facts

• Built 1991
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 4.1% in Sweetwater — 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 (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 137 active listings in the ZIP; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $19k; list at $75k implies a 295% gain — meaningful room to come down on a strong offer.

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 $73,875 (1.5% below list)

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. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.86%
• DSCR: 2.28
• GRM: 5.2

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $19,988
• Equity at exit: $11,183

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $58,710
• Equity at exit: $6,485

Cash invested: $21,000 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $505

Break-even live

Break-even rent $557

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-16
   days on market $75,000 Active 16 DOM
2. 2026-06-15
   days on market $75,000 Active 15 DOM
3. 2026-06-13
   days on market $75,000 Active 13 DOM
4. 2026-06-12
   days on market $75,000 Active 12 DOM
5. 2026-06-09
   days on market $75,000 Active 9 DOM
6. 2026-06-08
   days on market $75,000 Active 8 DOM
7. 2026-06-08
   days on market $75,000 Active 7 DOM
8. 2026-06-07
   days on market $75,000 Active 6 DOM
9. 2026-06-03
   days on market $75,000 Active 3 DOM
10. 2026-06-02
    days on market $75,000 Active 2 DOM
11. 2026-06-01
    remarks 687-char remark
12. 2026-06-01
    listed $75,000 Active 1 DOM

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$342/yr (+$29/mo · 180.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,362
• − Mortgage interest: −$4,201
• − Property taxes: −$190
• − Insurance: −$375
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,182
• Taxable income: $5,116
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,834/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+294.7% since first listed

12 events — show timeline

• 2026-06-01 Listed $75,000 FSBO.com
• 2020-05-01 Listing Removed — Knoxville MLS
• 2020-04-29 Price Changed $11,500 Knoxville MLS
• 2020-04-22 Price Changed $15,400 Knoxville MLS
• 2020-03-21 Price Changed $17,400 Knoxville MLS
• 2020-01-31 Listed $17,900 Knoxville MLS
• 2020-01-22 Listing Removed — Knoxville MLS
• 2019-12-30 Price Changed $18,900 Knoxville MLS
• 2019-12-04 Price Changed $19,200 Knoxville MLS
• 2019-11-10 Listed $20,000 Knoxville MLS
• 2019-06-11 Listed $19,999 RCAOR
• 1993-10-08 Sold (Public Records) $19,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $190 · +11.1% YoY. Source: county tax records.