124 Webb St · Whiteville, TN 38075

$164,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 272 Days on market

Built 2019 0.55 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Move in ready, meticulously maintained 2BR 2BA manufactured home with a generous lot. Eat in kitchen, huge master closet. Easy to maintain and close to everything.

Key facts

• Huge master closet
• Generous lot
• Eat in kitchen

Tags

• EAT IN KITCHEN
• HUGE MASTER CLOSET
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#220 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Hardeman County Schools (rural): math 11% / reading 16% proficiency, ranked #133 of 139 in TN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Hardeman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.3% local appreciation)).
• Hardeman County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $165k implies a 4611% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.96×
• Total profit: $90,540
• Equity at exit: $117,865

10-year hold

• IRR: 25.5%
• Equity multiple: 6.21×
• Total profit: $240,599
• Equity at exit: $227,224

Cash invested: $46,172 (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 38075

• Home prices YoY: 3.0%
• Active inventory: 17
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $465

Break-even live

Break-even rent $1,261

Max offer price $164,900

Occupancy floor 70%

Sensitivity live

Price	-10% $559	-5% $512	+0% $465	+5% $419	+10% $372
Rent	-10% $319	-5% $392	+0% $465	+5% $538	+10% $612
Rate	-1.0pp $548	-0.5pp $507	base $465	+0.5pp $423	+1.0pp $379

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Bass Ave S Whiteville, TN	3.0	2.5	1350	$1,850	$1.37	24d	1	0.42mi

Listing history 17 events

1. 2026-06-21
   days on market $164,900 Active 272 DOM
2. 2026-06-18
   days on market $164,900 Active 270 DOM
3. 2026-06-17
   days on market $164,900 Active 269 DOM
4. 2026-06-16
   days on market $164,900 Active 268 DOM
5. 2026-06-15
   days on market $164,900 Active 267 DOM
6. 2026-06-13
   days on market $164,900 Active 265 DOM
7. 2026-06-12
   days on market $164,900 Active 264 DOM
8. 2026-06-09
   days on market $164,900 Active 261 DOM
9. 2026-06-08
   days on market $164,900 Active 260 DOM
10. 2026-06-08
    days on market $164,900 Active 259 DOM
11. 2026-06-03
    days on market $164,900 Active 255 DOM
12. 2026-06-02
    days on market $164,900 Active 254 DOM
13. 2026-06-01
    days on market $164,900 Active 253 DOM
14. 2026-05-31
    days on market $164,900 Active 252 DOM
15. 2026-02-13
    price $164,900 163-char remark

    Show marketing remark (163 chars)

    Move in ready, meticulously maintained 2BR 2BA manufactured home with a generous lot. Eat in kitchen, huge master closet. Easy to maintain and close to everything.

16. 2025-09-21
    listed $169,000 Active 163-char remark

    Show marketing remark (163 chars)

    Move in ready, meticulously maintained 2BR 2BA manufactured home with a generous lot. Eat in kitchen, huge master closet. Easy to maintain and close to everything.

17. 2017-05-16
    soldstatus $3,500

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$419/yr (+$35/mo · 55.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$9,237
• − Property taxes: −$752
• − Insurance: −$824
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,797
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,855/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: Hardeman County Schools
• NCES district ID: 4701650
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $33,190
• Composite: 10.9/100
• National rank: #9754
• State rank: #133 of 139 in TN

Livability — Whiteville

• Score: 62/100
• State rank: #220
• US rank: #16575

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

• Census place: Whiteville, TN
• Population (ZIP): 6,857

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 23,629 people
• By 2030: 22,413 · -5.1%
• By 2040: 19,910 · -15.7%
• By 2050: 17,692 · -25.1%
• By 2075: 13,532 · -42.7%
• By 2100: 10,178 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 43% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1%

Political lean MEDSL · Hardeman

• 2024 margin: Strong R (+24.1) · D 37.5% · R 61.6%
• 2008→2024 swing: -30.3pp toward R · 2008: 6.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+15.7 2016: R+8.0 2012: D+5.9 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 250.2705
• 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

+4611.4% since first listed

3 events — show timeline

• 2026-02-13 Price Changed $164,900 CWTAR
• 2025-09-21 Listed $169,000 CWTAR
• 2017-05-16 Sold (Public Records) $3,500 Public Records

Property tax history

+13.8%/yr

Latest (2025): $752 · +1292.6% YoY. Source: county tax records.