107 Love Blevins Ln · Embreeville, TN 37650

$135,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 1968 0.74 ac lot

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Why this score? — see what drove the C+ 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks

107 Love Blevins Ln, is a 3 bedroom 2 bath for under $200k. Surrounded by beautiful mountains and the nolichuckey river this property offers plenty of outside activities to keep you busy. The current sellers bought this home as their retreat, their private getaway; that has provided them with many great memories. The sellers have decided to pass the torch to a new family and hope they get as much enjoyment as they have. This is a manufactured home that has just recently passed an electrical inspection with the town of Erwin and a plumber has replaced all water pipes to pex plumbing. The master is large with a bedroom bath combo offering a garden tub. There's a full bath off the hallway alon

Key facts

• Private getaway
• Pex plumbing
• Manufactured home

Tags

• NOLICHUCKEY RIVER
• PRIVATE GETAWAY
• MANUFACTURED HOME
• ELECTRICAL INSPECTION
• PEX PLUMBING
• GARDEN TUB

Property features AI

Exterior

• Parking: Shared driveway
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single-family residence (house); Double wide mobile home body type; One level
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Deck; Front porch; Cleared, level lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Double pane windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Washington County (suburban): math 26% / reading 34% proficiency, ranked #54 of 139 in TN (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lamar Elementary (math 16% / reading 23%, grade F, #654 of 952 statewide, top 72%, 421 students, 0% FRL); David Crockett High School (math 25% / reading 39%, grade F, #56 of 332 statewide, top 20%, 1,181 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 71 active listings in the ZIP; 1,155 units permitted in Washington County in 2024 (437 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 7.6

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,110
• Equity at exit: $20,129

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $32,545
• Equity at exit: $11,672

Cash invested: $37,800 (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 37650

• Home prices YoY: -2.7%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $378

Break-even live

Break-even rent $1,002

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 28 DOM
2. 2026-06-18
   days on market $135,000 Active 27 DOM
3. 2026-06-17
   days on market $135,000 Active 26 DOM
4. 2026-06-16
   days on market $135,000 Active 25 DOM
5. 2026-06-15
   days on market $135,000 Active 24 DOM
6. 2026-06-14
   days on market $135,000 Active 22 DOM
7. 2026-06-13
   days on market $135,000 Active 21 DOM
8. 2026-06-10
   days on market $135,000 Active 19 DOM
9. 2026-06-09
   days on market $135,000 Active 18 DOM
10. 2026-06-08
    days on market $135,000 Active 17 DOM
11. 2026-06-07
    days on market $135,000 Active 16 DOM
12. 2026-06-05
    days on market $135,000 Active 13 DOM
13. 2026-06-02
    days on market $135,000 Active 11 DOM
14. 2026-06-01
    pricedays on market $135,000 Active 10 DOM
15. 2026-05-31
    days on market $150,000 Active 9 DOM
16. 2026-05-30
    days on market $150,000 Active 8 DOM
17. 2026-05-22
    listed $150,000 Active
18. 2025-08-06
    price $150,000

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$626/yr (+$52/mo · 188.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,764
• − Mortgage interest: −$7,562
• − Property taxes: −$332
• − Insurance: −$675
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,927
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,949/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: Washington County
• NCES district ID: 4704380
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 34% ▼ -11.00%
• Median HH income: $46,542
• Composite: 25.85/100
• National rank: #7350
• State rank: #54 of 139 in TN

Livability — Embreeville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 13,109

Population outlook (Washington County) Hauer SSP2

• Today (2025): 132,816 people
• By 2030: 135,823 · +2.3%
• By 2040: 140,897 · +6.1%
• By 2050: 145,073 · +9.2%
• By 2075: 156,386 · +17.7%
• By 2100: 159,893 · +20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+39.5) · D 29.6% · R 69.1% · Other 1.3%
• 2008→2024 swing: -6.0pp toward R · 2008: -33.5pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+36.2 2016: R+42.9 2012: R+38.5 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.18%
• Current HPI: 290.1171
• 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

2 events — show timeline

• 2026-05-22 Listed $150,000 TVRMLS
• 2025-08-06 Price Changed $150,000 TVRMLS

Property tax history

+14.5%/yr

Latest (2025): $332 · +0.0% YoY. Source: county tax records.