185 Toomey Ln · Madisonville, TN 37354

$159,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 10 Days on market

Built 2000 0.53 ac lot Est $240k · 34% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

100% Financing is available! This well maintained manufactured home has very unique wood and stone work throughout. This three bedroom, two full bath would make a great starter home for anyone! Split bedroom plan, and large garden tub in the master. The back deck has a great view of a neighboring field. This property also includes several outbuildings with electrical hookup that come with the property. Call me for your private viewing!

Key facts

• Unique stonework
• Two storage sheds
• 0.53 acre lot

Tags

• UNIQUE STONEWORK
• HANDICAP-ACCESSIBLE DECK
• TWO STORAGE SHEDS
• CONCRETE PARKING AREA

Property features AI

Exterior

• Parking: Off-street parking on main level
• Utilities: Septic tank (perc test on file)
• Home design: Detached property; 1,512 building area (per tax records)
• Construction: Vinyl siding; Block and frame construction; Crawl space foundation
• Exterior features: Corner, level lot with country setting; Storage building; Workshop

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan cooling
• Interior features: Eat-in kitchen; Total of 4 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 9.3% vs local median 2.9% in Madisonville — 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 (#188 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Monroe County (rural): math 20% / reading 24% proficiency, ranked #106 of 139 in TN (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Madisonville Primary (563 students, 0% FRL); Madisonville Middle School (math 15% / reading 20%, grade F, #215 of 333 statewide, top 65%, 428 students, 0% FRL); Sequoyah High School (math 20% / reading 32%, grade F, #117 of 332 statewide, top 37%, 806 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: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,000

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 D 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $240,408
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Warren St	0.30mi	3/2.0	1,568 (+4%)	3mo	$199,000	$127	78
208 Community Dr	0.37mi	3/2.0	1,568 (+4%)	12mo	$250,000	$159	67
248 Community Dr	0.72mi	3/2.0	1,568 (+4%)	2mo	$285,000	$182	59
216 Community Dr	0.36mi	4/2.0 (+1)	1,568 (+4%)	23mo	$237,500	$151	52
536 Toomey Ln	0.57mi	3/2.0	1,493 (-1%)	23mo	$268,400	$180	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-331
• Equity at exit: $23,707

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $32,541
• Equity at exit: $13,747

Cash invested: $44,520 (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 37354

• Home prices YoY: -20.5%
• Active inventory: 166
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $399

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 74%

Sensitivity live

Price	-10% $509	-5% $454	+0% $399	+5% $344	+10% $289
Rent	-10% $249	-5% $324	+0% $399	+5% $474	+10% $549
Rate	-1.0pp $479	-0.5pp $439	base $399	+0.5pp $358	+1.0pp $316

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 3rd St Madisonville, TN	3.0	2.0	1800	$1,450	$0.81	24d	1	1.03mi
118 Bradley Dr Madisonville, TN	3.0	2.0	1680	$2,000	$1.19	24d	1	1.13mi
188 Park Ave Madisonville, TN	3.0	2.0	1428	$2,300	$1.61	15d	1	1.36mi

Listing history 9 events

1. 2026-06-18
   days on market $159,000 Active 10 DOM
2. 2026-06-17
   days on market $159,000 Active 9 DOM
3. 2026-06-16
   days on market $159,000 Active 8 DOM
4. 2026-06-15
   days on market $159,000 Active 7 DOM
5. 2026-06-14
   days on market $159,000 Active 5 DOM
6. 2026-06-13
   days on market $159,000 Active 4 DOM
7. 2026-06-10
   days on market $159,000 Active 2 DOM
8. 2026-06-09
   remarks 556-char remark
9. 2026-06-09
   listed $159,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $22,750
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,625
• Taxable income: $2,398
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $4,211/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: Monroe County
• NCES district ID: 4703000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $36,701
• Composite: 18.29/100
• National rank: #8956
• State rank: #106 of 139 in TN

Livability — Madisonville

• Score: 63/100
• State rank: #188
• US rank: #15127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,421

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -69.48%
• Current HPI: 268.822
• 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

+153.5% since first listed

7 events — show timeline

• 2026-06-08 Listed $159,000 Knoxville MLS
• 2021-03-17 Sold (Public Records) $110,000 Public Records
• 2021-03-12 Sold (MLS) $110,000 Knoxville MLS
• 2021-02-13 Contingent — Knoxville MLS
• 2021-01-16 Price Changed $125,000 Knoxville MLS
• 2021-01-15 Listed $119,000 Knoxville MLS
• 2000-12-07 Sold (Public Records) $62,730 Public Records

Property tax history

+1.3%/yr

Latest (2025): $302 · +0.0% YoY. Source: county tax records.