445 W Broad St · Clinton, TN 37716

$124,900

3 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 52 Days on market

Built 2000 7,405 sqft lot ↓ 11% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three-bedroom, two-bathroom manufactured home is being sold as-is and will need work. It's a straightforward opportunity for buyers comfortable with renovation projects. The home features a split bedroom plan, with the primary bedroom separated from the other two bedrooms by the main living areas. The living spaces have a reasonable flow, though the layout reflects the home's manufactured construction. On the practical side, Quaint downtown Clinton, Clinton Splash Pad Park, and Clinton High School is nearby, which may appeal to families with students in the area. This property is best suited for investors, handy buyers, or anyone looking for a project at an accessible entry point. Sold

Key facts

• 7,405 sq ft lot
• Built 2000
• Listed 52 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Detached property; Single-family residence (agent-provided building area 1,296)
• Construction: Vinyl siding and frame construction
• Exterior features: Vinyl siding; Frame construction; Lot dimensions approximately 50 x 150 (0.17 acre)

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central cooling listed
• Interior features: Eat-in kitchen; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.7% in Clinton — 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 72/100 on livability (#30 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D+, schools D-.
• Clinton (suburban): math 45% / reading 41% proficiency, ranked #13 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 165 active listings in the ZIP; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.37% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.95%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 Coward Rd	0.39mi	4/2.0 (+1)	2,016 (-12%)	23mo	$253,000	$125	37
720 Coward Rd	0.48mi	4/2.0 (+1)	2,016 (-12%)	23mo	$253,000	$125	33

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $18,599
• Equity at exit: $18,623

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $66,076
• Equity at exit: $10,799

Cash invested: $34,972 (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 37716

• Home prices YoY: -5.0%
• Active inventory: 165
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $611

Break-even live

Break-even rent $942

Max offer price $124,900

Occupancy floor 59%

Sensitivity live

Price	-10% $681	-5% $646	+0% $611	+5% $575	+10% $540
Rent	-10% $475	-5% $543	+0% $611	+5% $678	+10% $746
Rate	-1.0pp $673	-0.5pp $642	base $611	+0.5pp $578	+1.0pp $545

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $124,900 Active 52 DOM
2. 2026-06-21
   days on market $124,900 Active 51 DOM
3. 2026-06-18
   days on market $124,900 Active 49 DOM
4. 2026-06-17
   days on market $124,900 Active 48 DOM
5. 2026-06-16
   days on market $124,900 Active 47 DOM
6. 2026-06-15
   days on market $124,900 Active 46 DOM
7. 2026-06-13
   days on market $124,900 Active 44 DOM
8. 2026-06-12
   days on market $124,900 Active 43 DOM
9. 2026-06-09
   days on market $124,900 Active 40 DOM
10. 2026-06-08
    days on market $124,900 Active 39 DOM
11. 2026-06-08
    days on market $124,900 Active 38 DOM
12. 2026-06-05
    days on market $124,900 Active 36 DOM
13. 2026-06-03
    days on market $124,900 Active 34 DOM
14. 2026-06-02
    days on market $124,900 Active 33 DOM
15. 2026-06-01
    days on market $124,900 Active 32 DOM
16. 2026-05-31
    days on market $124,900 Active 31 DOM
17. 2026-05-14
    price $124,900
18. 2026-04-30
    listed $127,900 Active
19. 2026-04-27
    historical
20. 2026-04-10
    price $127,900
21. 2026-03-02
    listed $129,900 Active
22. 2026-02-28
    historical
23. 2026-01-23
    price $129,900
24. 2025-11-10
    price $134,900
25. 2025-09-18
    price $137,900
26. 2025-08-01
    listed $139,900 Active

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$439/yr (+$37/mo · 97.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,581
• − Mortgage interest: −$6,996
• − Property taxes: −$448
• − Insurance: −$624
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,633
• Taxable income: $5,586
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $5,986/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: Clinton
• NCES district ID: 4700720
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $41,297
• Composite: 36.18/100
• National rank: #4732
• State rank: #13 of 139 in TN

Livability — Clinton

• Score: 72/100
• State rank: #30
• US rank: #5726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, TN
• Population (ZIP): 26,361

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 364.842
• 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

-10.7% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $124,900 Knoxville MLS
• 2026-04-30 Listed $127,900 Knoxville MLS
• 2026-04-27 Listing Removed — Knoxville MLS
• 2026-04-10 Price Changed $127,900 Knoxville MLS
• 2026-03-02 Listed $129,900 Knoxville MLS
• 2026-02-28 Listing Removed — Knoxville MLS
• 2026-01-23 Price Changed $129,900 Knoxville MLS
• 2025-11-10 Price Changed $134,900 Knoxville MLS
• 2025-09-18 Price Changed $137,900 Knoxville MLS
• 2025-08-01 Listed $139,900 Knoxville MLS

Property tax history

-0.5%/yr

Latest (2025): $448 · +8.5% YoY. Source: county tax records.