2073 Charles Rd · Sale Creek, TN 37322

$174,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 5 Days on market

Built 2015 0.63 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Schools +1.6/10.0

Listing remarks MLS

Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

Key facts

• Walk-in closet
• Soaking tub
• New appliances

Tags

• UNRESTRICTED LAND
• LVP FLOORING
• NEW APPLIANCES
• WALK-IN CLOSET
• WALK-IN SHOWER
• SOAKING TUB

Property features AI

Finance

• Other: Lot size approximately 0.63 acres (survey)
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Detached carport with 2 spaces
• Security: Details not provided
• Utilities: Septic tank
• Home design: Detached property; Single-story (details on stories not provided); Living area recorded as 1,216 (source: tax records)
• Construction: Vinyl siding
• Exterior features: Level lot; Country setting view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Details not provided
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Electric heating; Central cooling
• Interior features: Walk-in closets; Eat-in kitchen; 7 total rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.7% below list).
• Recommended offer: $128k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.2% in Sale Creek — 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 62/100 on livability (#211 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, employment D, amenities F.
• Meigs County (rural): math 16% / reading 22% proficiency, ranked #122 of 139 in TN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meigs Middle School (math 19% / reading 21%, grade F, #198 of 333 statewide, top 61%, 390 students, 0% FRL); Meigs County High School (math 12% / reading 22%, grade F, #225 of 332 statewide, top 69%, 538 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 240 active listings in the ZIP; 94 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Meigs County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,843 (26.7% 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 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. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $82,575
• Equity at exit: $157,203

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $253,024
• Equity at exit: $339,015

Cash invested: $48,860 (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 37322

• Home prices YoY: 29.4%
• Active inventory: 240
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-196

Break-even live

Break-even rent $1,526

Max offer price $146,143

Occupancy floor —

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on marketlisting id $174,500 Pending 5 DOM
2. 2026-06-03
   days on market $174,500 Pending - Continue to Show 71 DOM
3. 2026-06-02
   days on market $174,500 Pending - Continue to Show 70 DOM
4. 2026-06-01
   days on market $174,500 Pending - Continue to Show 69 DOM
5. 2026-05-31
   days on market $174,500 Pending - Continue to Show 68 DOM
6. 2026-05-30
   days on market $174,500 Pending - Continue to Show 67 DOM
7. 2026-03-29
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

8. 2026-03-28
   historical Active Under Contract 565-char remark

   Show marketing remark (565 chars)

   Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

9. 2026-03-28
   historical Pending - Continue to Show

   Show marketing remark (565 chars)

   Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

10. 2026-03-24
    listed $174,500 Active 565-char remark

    Show marketing remark (565 chars)

    Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

11. 2026-03-24
    listed $174,500 Active

    Show marketing remark (565 chars)

    Country Living at its Best! Escape to peaceful country living with this charming 3-bedroom, 2 bath home situated on 0.63 of an acre of unrestricted land- perfect for enjoying freedom and flexibility. Step inside to find LVP flooring, new appliances. Primary suite has a walk-in closet, walk-in shower plus your relaxing stand-alone soaking tub. Enjoy the outdoors from your huge, covered porch ideal for entertaining. Property also includes raised garden beds, perfect for those who love to grow their own vegetables. Additional feature is two car detached carport.

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,341
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,076
• Taxable loss: −$5,455
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $-1,043/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: Meigs County
• NCES district ID: 4702910
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $36,129
• Composite: 15.74/100
• National rank: #9278
• State rank: #122 of 139 in TN

Livability — Sale Creek

• Score: 62/100
• State rank: #211
• US rank: #16188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,949
• Population (ZIP): 8,509

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 11,953 people
• By 2030: 11,878 · -0.6%
• By 2040: 11,514 · -3.7%
• By 2050: 10,946 · -8.4%
• By 2075: 9,639 · -19.4%
• By 2100: 8,171 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+67.5) · D 15.9% · R 83.4%
• 2008→2024 swing: -33.9pp toward R · 2008: -33.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+62.5 2016: R+57.5 2012: R+39.5 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 93.26%
• Current HPI: 410.6623
• 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

• 2026-03-29 Pending — RCAOR
• 2026-03-28 Contingent — RCAOR
• 2026-03-28 Contingent — Knoxville MLS
• 2026-03-24 Listed $174,500 RCAOR
• 2026-03-24 Listed $174,500 Knoxville MLS