284 Watts Rd · New Johnsonville, TN 37134

$85,000

2 bd · 1.0 ba · 400 sqft · Manufactured public records · 6 Days on market

Built 1997 0.55 ac lot

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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).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

Key facts

• 0.55 acre lot
• Built 1997
• Listed 6 days

Property features AI

Finance

• Other: Living/building area reported as 900 square feet

Exterior

• Parking: No covered or designated parking spaces reported
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Residential manufactured home on land; One story
• Construction: Vinyl siding; Shingle roof; Existing structure
• Exterior features: Lot about 0.55 acres; Lot dimensions: 122.21 x 199.16 x 117.1 x 202.66

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (6.8% below list).
• Recommended offer: $79k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#151 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.
• Humphreys County (rural): math 21% / reading 24% proficiency, ranked #103 of 139 in TN (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lakeview Elementary (math 23% / reading 18%, grade F, #637 of 952 statewide, top 68%, 381 students, 0% FRL); Waverly Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 25 active listings in the ZIP; 39 units permitted in Humphreys County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Humphreys County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $85k implies a 112% 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 $79,203 (6.8% 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. 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?
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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.9

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-11,323
• Equity at exit: $12,674

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-6,671
• Equity at exit: $7,349

Cash invested: $23,800 (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 37134

• Home prices YoY: -3.6%
• Active inventory: 25
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $792 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $38

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 90%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $85,000 Pending 6 DOM
2. 2026-06-03
   days on market $85,000 Active 3 DOM
3. 2026-06-02
   days on market $85,000 Active 2 DOM
4. 2026-06-01
   statusdays on market $85,000 Active 1 DOM
5. 2026-05-31
   days on market $85,000 Coming Soon 15 DOM
6. 2026-05-16
   historical $85,000
7. 2019-10-24
   soldstatus $40,000 Closed 168-char remark

   Show marketing remark (168 chars)

   REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

8. 2019-09-14
   historical Contingent - Inspection 168-char remark

   Show marketing remark (168 chars)

   REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

9. 2019-08-10
   price $49,900 168-char remark

   Show marketing remark (168 chars)

   REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

10. 2019-07-24
    status Active 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

11. 2019-07-17
    historical Contingent - Inspection 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

12. 2019-02-13
    price $55,000 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

13. 2019-01-05
    price $59,000 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

14. 2018-12-07
    price $62,900 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

15. 2018-10-17
    price $64,900 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

16. 2018-09-24
    listed $69,900 Active 168-char remark

    Show marketing remark (168 chars)

    REDUCED!! REDUCED!!! 2 Bed 2 Bath manufactured home with addition on level lot near Kentucky Lake. Looking for a rental property? Give us a call today and take a look!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,504
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$2,473
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $688/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: Humphreys County
• NCES district ID: 4701980
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $41,248
• Composite: 19.14/100
• National rank: #8829
• State rank: #103 of 139 in TN

Livability — New Johnsonville

• Score: 65/100
• State rank: #151
• US rank: #13365

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

• Census place: New Johnsonville, TN
• Population (ZIP): 2,922

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 17,256 people
• By 2030: 16,654 · -3.5%
• By 2040: 15,437 · -10.5%
• By 2050: 14,238 · -17.5%
• By 2075: 11,971 · -30.6%
• By 2100: 10,575 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Scotch-Irish 2%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Humphreys

• 2024 margin: Solid R (+56.1) · D 21.4% · R 77.4% · Other 1.2%
• 2008→2024 swing: -53.2pp toward R · 2008: -2.9pp · 2024: -56.1pp
• All cycles: 2024: R+56.1 2020: R+49.8 2016: R+41.5 2012: R+13.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.33%
• Current HPI: 300.0917
• 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

+21.6% since first listed

11 events — show timeline

• 2026-05-16 Coming Soon $85,000 REALTRACS as Distributed by MLS Grid
• 2019-10-24 Sold (MLS) $40,000 REALTRACS as Distributed by MLS Grid
• 2019-09-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-08-10 Price Changed $49,900 REALTRACS as Distributed by MLS Grid
• 2019-07-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-07-17 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-02-13 Price Changed $55,000 REALTRACS as Distributed by MLS Grid
• 2019-01-05 Price Changed $59,000 REALTRACS as Distributed by MLS Grid
• 2018-12-07 Price Changed $62,900 REALTRACS as Distributed by MLS Grid
• 2018-10-17 Price Changed $64,900 REALTRACS as Distributed by MLS Grid
• 2018-09-24 Listed $69,900 REALTRACS as Distributed by MLS Grid

Property tax history

-11.5%/yr

Latest (2025): $82 · -1.2% YoY. Source: county tax records.