42 Oaks Rd · Ethridge, TN 38456

$78,500

4 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 9 Days on market

Built 1996 1.40 ac lot ↓ 41% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

Key facts

• 1.4 acre lot
• Parking
• Built 1996

Property features AI

Exterior

• Parking: Detached parking; 1 covered space; 1 carport space (carport present); Total 1 parking space
• Utilities: Well water; Septic tank sewer
• Home design: Residential mobile home; One level
• Construction: Vinyl siding; Pillar/post/pier foundation; Existing (year built not specified)
• Exterior features: 1.4-acre lot; Pets allowed

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Radiant heating; Central air conditioning
• Interior features: Crawl space basement; Laminate, tile, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

Location & tenants

• Location reads 58/100 on livability (#308 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Summertown Elementary (math 40% / reading 29%, grade F, #319 of 952 statewide, top 37%, 646 students, 0% FRL); Summertown High School (math 25% / reading 28%, grade F, #112 of 332 statewide, top 35%, 610 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($543 loan paydown + $8k appreciation (10.0% local appreciation)).
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $28k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate 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 $78,500

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 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?
3. Crime grade is F 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.5

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: 40.4%
• Equity multiple: 4.09×
• Total profit: $67,920
• Equity at exit: $70,719

10-year hold

• IRR: 34.9%
• Equity multiple: 9.20×
• Total profit: $180,271
• Equity at exit: $152,508

Cash invested: $21,980 (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 38456

• Home prices YoY: 12.2%
• Active inventory: 26
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $395

Break-even live

Break-even rent $687

Max offer price $78,500

Occupancy floor 62%

Sensitivity live

Price	-10% $449	-5% $422	+0% $395	+5% $368	+10% $341
Rent	-10% $301	-5% $348	+0% $395	+5% $442	+10% $489
Rate	-1.0pp $434	-0.5pp $415	base $395	+0.5pp $375	+1.0pp $354

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $78,500 Active 9 DOM
2. 2026-06-18
   days on market $78,500 Active 7 DOM
3. 2026-06-17
   days on market $78,500 Active 6 DOM
4. 2026-06-16
   days on market $78,500 Active 5 DOM
5. 2026-06-15
   days on market $78,500 Active 4 DOM
6. 2026-06-13
   days on market $78,500 Active 2 DOM
7. 2026-06-12
   remarks 347-char remark
8. 2026-06-12
   pricestatusdays on marketlisting id $78,500 Active 1 DOM
9. 2026-06-03
   days on market $106,000 Active Under Contract 93 DOM
10. 2026-06-02
    days on market $106,000 Active Under Contract 92 DOM
11. 2026-06-01
    days on market $106,000 Active Under Contract 91 DOM
12. 2026-05-31
    days on market $106,000 Active Under Contract 90 DOM
13. 2026-03-23
    historical Active Under Contract
14. 2026-03-03
    listed $106,000 Active
15. 2026-01-06
    historical 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

16. 2025-10-18
    price $125,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

17. 2025-09-30
    price $129,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

18. 2025-09-23
    price $125,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

19. 2025-09-04
    price $144,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

20. 2025-08-22
    price $149,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

21. 2025-08-04
    price $165,000 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

22. 2025-07-06
    listed $179,900 Active 529-char remark

    Show marketing remark (529 chars)

    REDUCED for Quick Sale! Heart of Amish country. 2 Home sites! SUMMERTOWN SCHOOL DISTRICT! 4-bedroom 2 bath mobile home sitting on 1.4 acres. Large mature trees including a peach tree. This home has a large eat in kitchen w/island, Sunroom or formal dining room, large living room open to the kitchen. Laminate flooring. Huge master bedroom, with oversized bath. Fenced. Surrounded by farmland. Sit back, watch the Amish buggies go by. outbuilding/Shed. Storage building. Cash or Conventional loan only."AS IS, WHERE IS"

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,238
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$392
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,284
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,848/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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Ethridge

• Score: 58/100
• State rank: #308
• US rank: #20983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,600

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 81% English-only · German/W. Germanic 18% Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.31%
• Current HPI: 388.7921
• 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

-41.1% since first listed

10 events — show timeline

• 2026-03-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-03-03 Listed $106,000 REALTRACS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-18 Price Changed $125,000 REALTRACS as Distributed by MLS Grid
• 2025-09-30 Price Changed $129,000 REALTRACS as Distributed by MLS Grid
• 2025-09-23 Price Changed $125,000 REALTRACS as Distributed by MLS Grid
• 2025-09-04 Price Changed $144,000 REALTRACS as Distributed by MLS Grid
• 2025-08-22 Price Changed $149,000 REALTRACS as Distributed by MLS Grid
• 2025-08-04 Price Changed $165,000 REALTRACS as Distributed by MLS Grid
• 2025-07-06 Listed $179,900 REALTRACS as Distributed by MLS Grid

Property tax history

-8.4%/yr

Latest (2025): $119 · +0.0% YoY. Source: county tax records.