380 Loreeta Dr · Wildwood, TN 37886

$119,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 20 Days on market

Built 2017

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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
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 3 bedroom 2 bath doublewide on a large level lot in a quiet manufactured home community! Conveniently located in Walland between Seymour and Maryville! This home offers ample space, fridge, stove & amp; dishwasher, a new roof (less than a year old), and is priced to move! Call or text to schedule your showing today!

Key facts

• Large level lot
• New roof
• Built 2017

Tags

• LARGE LEVEL LOT
• NEW ROOF

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 $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.8% in Wildwood — 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 66/100 on livability (#114 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Blount County (rural): math 29% / reading 31% proficiency, ranked #52 of 139 in TN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 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 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

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 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?
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: 1.41% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $258,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Oak Leaf Cir	0.24mi	3/2.0	1,512 (-4%)	2mo	$250,000	$165	81
316 Winchester Dr	0.19mi	3/2.0	1,512 (-4%)	22mo	$252,000	$167	67
425 Bluff Mountain Dr	0.31mi	3/2.5	1,680 (+7%)	10mo	$234,900	$140	63
226 Ginger Rd	0.30mi	4/2.0 (+1)	1,782 (+14%)	4mo	$224,900	$126	56
116 Destiny Ln	0.60mi	3/2.0	1,404 (-10%)	4mo	$295,000	$210	51
315 Kirby Way	0.27mi	3/2.0	1,400 (-11%)	22mo	$222,000	$159	51
4609 Primrose Cir	0.27mi	4/2.0 (+1)	1,344 (-14%)	14mo	$219,000	$163	47
110 Alfred Mccammon Rd	0.59mi	3/2.0	1,389 (-11%)	16mo	$265,000	$191	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $103,678
• Equity at exit: $108,015

10-year hold

• IRR: 34.8%
• Equity multiple: 9.19×
• Total profit: $275,040
• Equity at exit: $232,939

Cash invested: $33,572 (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 37886

• Home prices YoY: 24.1%
• Active inventory: 50
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $603

Break-even live

Break-even rent $925

Max offer price $119,900

Occupancy floor 59%

Sensitivity live

Price	-10% $671	-5% $637	+0% $603	+5% $569	+10% $535
Rent	-10% $470	-5% $536	+0% $603	+5% $670	+10% $737
Rate	-1.0pp $663	-0.5pp $634	base $603	+0.5pp $572	+1.0pp $540

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 20 DOM
2. 2026-06-17
   days on market $119,900 Active 19 DOM
3. 2026-06-16
   days on market $119,900 Active 18 DOM
4. 2026-06-15
   days on market $119,900 Active 17 DOM
5. 2026-06-14
   days on market $119,900 Active 15 DOM
6. 2026-06-13
   days on market $119,900 Active 14 DOM
7. 2026-06-10
   days on market $119,900 Active 12 DOM
8. 2026-06-09
   days on market $119,900 Active 11 DOM
9. 2026-06-08
   days on market $119,900 Active 10 DOM
10. 2026-06-07
    days on market $119,900 Active 9 DOM
11. 2026-06-03
    days on market $119,900 Active 5 DOM
12. 2026-06-02
    days on market $119,900 Active 4 DOM
13. 2026-06-01
    days on market $119,900 Active 3 DOM
14. 2026-05-31
    days on market $119,900 Active 2 DOM
15. 2026-05-31
    remarks 330-char remark
16. 2026-05-31
    listed $119,900 Active 1 DOM

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$222/yr (+$19/mo · 35.3%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,267
• − Mortgage interest: −$6,716
• − Property taxes: −$629
• − Insurance: −$600
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,488
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,895/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: Blount County
• NCES district ID: 4700300
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $47,764
• Composite: 25.99/100
• National rank: #7322
• State rank: #52 of 139 in TN

Livability — Wildwood

• Score: 66/100
• State rank: #114
• US rank: #11307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,585

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 5% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · South Korea, Canada

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 91.93%
• Current HPI: 474.0699
• 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

1 event — show timeline

• 2026-05-30 Listed $119,900 FSBO.com

Property tax history

+10.5%/yr

Latest (2025): $629 · +0.0% YoY. Source: county tax records.