8500 Old Stage Rd · Greeneville, TN 37681

$120,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 200 Days on market

Built 1991 1.87 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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

LOOKING FOR A REASONABLY PRICED HOME OR RENTAL, GREAT OPPORTUNITY JUST AFEW MINUTES FROM GREENEVILLE. 14X70 MOBILE HOME ON 1.87 PARTLY WOODED ACRES. HOME IS IN NEED OF SOME MINOR REPAIRS. SMALL INDENTURE IN FLOOR BETWEEN KITCHEN AND DINING ROOM. CARPET IS GOOD, BUT DATED. MINOR DRYWALL REPAIR, SKIRTING IS VARIOUS MATERIALS. THIS IS A GREAT OPPORTUNITY FOR YOUR DWELLING OR A RENTAL PROPERTY.

Key facts

• New toilets
• Improved bathrooms
• New subfloors

Tags

• SPLIT-BEDROOM FLOOR PLAN
• IMPROVED BATHROOMS
• NEW SUBFLOORS
• NEW VANITIES
• NEW TOILETS
• NEW VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Circular driveway; Gravel parking
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured house (single wide); One level; Residential single-family residence; Property condition: fixer; Rolling slope topography; Zoning: RS
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered front porch; Outbuilding / storage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Heating: see remarks
• Interior features: Laminate counters; See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chuckey Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 354 students, 0% FRL); Chuckey Doak Middle School (math 41% / reading 25%, grade F, #77 of 333 statewide, top 24%, 388 students, 0% FRL); Chuckey Doak High School (math 22% / reading 42%, grade F, #56 of 332 statewide, top 20%, 592 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Greene County population projected to shrink 8% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.1

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: 30.1%
• Equity multiple: 3.37×
• Total profit: $79,544
• Equity at exit: $108,106

10-year hold

• IRR: 26.1%
• Equity multiple: 7.64×
• Total profit: $223,258
• Equity at exit: $233,134

Cash invested: $33,600 (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 37681

• Home prices YoY: 4.7%
• Active inventory: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $222

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $305	-5% $263	+0% $222	+5% $180	+10% $139
Rent	-10% $110	-5% $166	+0% $222	+5% $278	+10% $334
Rate	-1.0pp $282	-0.5pp $252	base $222	+0.5pp $191	+1.0pp $159

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $120,000 Active 200 DOM
2. 2026-06-19
   pricedays on market $120,000 Active 198 DOM
3. 2026-06-18
   days on market $122,200 Active 197 DOM
4. 2026-06-17
   days on market $122,200 Active 196 DOM
5. 2026-06-16
   days on market $122,200 Active 195 DOM
6. 2026-06-15
   days on market $122,200 Active 194 DOM
7. 2026-06-14
   days on market $122,200 Active 192 DOM
8. 2026-06-12
   days on market $122,200 Active 191 DOM
9. 2026-06-09
   days on market $122,200 Active 188 DOM
10. 2026-06-08
    days on market $122,200 Active 187 DOM
11. 2026-06-07
    days on market $122,200 Active 186 DOM
12. 2026-06-05
    days on market $122,200 Active 183 DOM
13. 2026-06-02
    days on market $122,200 Active 181 DOM
14. 2026-06-01
    days on market $122,200 Active 180 DOM
15. 2026-05-31
    days on market $122,200 Active 179 DOM
16. 2026-05-30
    days on market $122,200 Active 178 DOM
17. 2026-02-20
    price $122,200
18. 2026-01-08
    price $129,200
19. 2025-12-03
    listed $133,333 Active
20. 2024-03-13
    soldstatus $95,000
21. 2024-03-12
    soldstatus $95,000 Closed 393-char remark

    Show marketing remark (393 chars)

    LOOKING FOR A REASONABLY PRICED HOME OR RENTAL, GREAT OPPORTUNITY JUST AFEW MINUTES FROM GREENEVILLE. 14X70 MOBILE HOME ON 1.87 PARTLY WOODED ACRES. HOME IS IN NEED OF SOME MINOR REPAIRS. SMALL INDENTURE IN FLOOR BETWEEN KITCHEN AND DINING ROOM. CARPET IS GOOD, BUT DATED. MINOR DRYWALL REPAIR, SKIRTING IS VARIOUS MATERIALS. THIS IS A GREAT OPPORTUNITY FOR YOUR DWELLING OR A RENTAL PROPERTY.

22. 2024-03-05
    historical Active Under Contract 393-char remark

    Show marketing remark (393 chars)

    LOOKING FOR A REASONABLY PRICED HOME OR RENTAL, GREAT OPPORTUNITY JUST AFEW MINUTES FROM GREENEVILLE. 14X70 MOBILE HOME ON 1.87 PARTLY WOODED ACRES. HOME IS IN NEED OF SOME MINOR REPAIRS. SMALL INDENTURE IN FLOOR BETWEEN KITCHEN AND DINING ROOM. CARPET IS GOOD, BUT DATED. MINOR DRYWALL REPAIR, SKIRTING IS VARIOUS MATERIALS. THIS IS A GREAT OPPORTUNITY FOR YOUR DWELLING OR A RENTAL PROPERTY.

23. 2024-02-29
    listed $109,900 Active 393-char remark

    Show marketing remark (393 chars)

    LOOKING FOR A REASONABLY PRICED HOME OR RENTAL, GREAT OPPORTUNITY JUST AFEW MINUTES FROM GREENEVILLE. 14X70 MOBILE HOME ON 1.87 PARTLY WOODED ACRES. HOME IS IN NEED OF SOME MINOR REPAIRS. SMALL INDENTURE IN FLOOR BETWEEN KITCHEN AND DINING ROOM. CARPET IS GOOD, BUT DATED. MINOR DRYWALL REPAIR, SKIRTING IS VARIOUS MATERIALS. THIS IS A GREAT OPPORTUNITY FOR YOUR DWELLING OR A RENTAL PROPERTY.

24. 2003-04-24
    soldstatus $10,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 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: $16,975
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,491
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,458/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 45,638
• Population (ZIP): 6,031

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.43%
• Current HPI: 296.7409
• 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

+1122.0% since first listed

8 events — show timeline

• 2026-02-20 Price Changed $122,200 TVRMLS
• 2026-01-08 Price Changed $129,200 TVRMLS
• 2025-12-03 Listed $133,333 TVRMLS
• 2024-03-13 Sold (Public Records) $95,000 Public Records
• 2024-03-12 Sold (MLS) $95,000 TVRMLS
• 2024-03-05 Contingent — TVRMLS
• 2024-02-29 Listed $109,900 TVRMLS
• 2003-04-24 Sold (Public Records) $10,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $187 · +0.0% YoY. Source: county tax records.