2305 Highway 46 · Cumberland City, TN 37079

$135,000

3 bd · 2.0 ba · 1,572 sqft · Manufactured public records · 18 Days on market

Built 1982 6.01 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Appreciation +3.9/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NO HOA or deed restrictions! Situated on 6 beautiful acres, this property offers endless possibilities to create your own private paradise, with plenty of room for additional outbuildings or even a potential second home. This handyman special features a working well and three outbuildings, two of which were previously used for horses. The home’s plumbing has already been professionally updated with PEX water lines, providing a major upgrade and solid foundation for future renovations. The sellers experienced a change of plans mid-renovation, creating a rare opportunity for the next owner to finish and customize this gorgeous home site to their vision. Bring your ideas, tools, and imagination — the potential here is truly exceptional!

Key facts

• 6 beautiful acres
• Three outbuildings
• Working well

Tags

• 6 BEAUTIFUL ACRES
• WORKING WELL
• THREE OUTBUILDINGS
• BATHROOM RENOVATION

Property features AI

Finance

• Financial info: $370 annual tax (listed)

Exterior

• Parking: No covered or total parking spaces listed
• Utilities: Well water; Private sewer
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Porch; Partial fencing; Cleared, wooded lot with views

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Kitchen approximately 13 x 23
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 12 x 17, 11 x 11, and 12 x 13
• Flooring: Wood flooring; Tile flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No listed heating; No listed cooling
• Interior features: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Wood, tile and other flooring; One fireplace
• 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 $135k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.4% below list).
• Recommended offer: $130k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.6% in Cumberland City — 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 51/100 on livability (#409 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Stewart County (rural): math 36% / reading 35% proficiency, ranked #30 of 139 in TN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Stewart Elementary (math 47% / reading 42%, grade F, #164 of 952 statewide, top 19%, 432 students, 0% FRL); Stewart Co High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 627 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $933 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stewart County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

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 $130,458 (3.4% 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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-2,086
• Equity at exit: $25,289

10-year hold

• IRR: 6.8%
• Equity multiple: 1.57×
• Total profit: $21,531
• Equity at exit: $20,731

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 37079

• Home prices YoY: -0.7%
• Active inventory: 59
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $236

Break-even live

Break-even rent $1,006

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $312	-5% $274	+0% $236	+5% $197	+10% $159
Rent	-10% $133	-5% $184	+0% $236	+5% $287	+10% $339
Rate	-1.0pp $304	-0.5pp $270	base $236	+0.5pp $201	+1.0pp $165

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 37 events

1. 2026-06-21
   days on market $135,000 Active 18 DOM
2. 2026-06-18
   days on market $135,000 Active 16 DOM
3. 2026-06-17
   days on market $135,000 Active 15 DOM
4. 2026-06-16
   days on market $135,000 Active 14 DOM
5. 2026-06-15
   days on market $135,000 Active 13 DOM
6. 2026-06-13
   days on market $135,000 Active 11 DOM
7. 2026-06-12
   days on market $135,000 Active 10 DOM
8. 2026-06-09
   days on market $135,000 Active 7 DOM
9. 2026-06-08
   days on market $135,000 Active 6 DOM
10. 2026-06-08
    days on market $135,000 Active 5 DOM
11. 2026-06-07
    days on market $135,000 Active 4 DOM
12. 2026-06-03
    remarks 622-char remark
13. 2026-06-03
    pricedays on marketlisting id $135,000 Active 1 DOM
14. 2026-05-31
    days on market $159,999 Active 58 DOM
15. 2026-04-03
    listed $159,999 Active
16. 2026-04-01
    historical 758-char remark

    Show marketing remark (758 chars)

    NO HOA or deed restrictions! Situated on 6 beautiful acres, this property offers endless possibilities to create your own private paradise, with plenty of room for additional outbuildings or even a potential second home. This handyman special features a working well and three outbuildings, two of which were previously used for horses. The home’s plumbing has already been professionally updated with PEX water lines, providing a major upgrade and solid foundation for future renovations. The sellers experienced a change of plans mid-renovation, creating a rare opportunity for the next owner to finish and customize this gorgeous home site to their vision. Bring your ideas, tools, and imagination — the potential here is truly exceptional!

17. 2025-11-03
    listed $159,999 Active 758-char remark

    Show marketing remark (758 chars)

    NO HOA or deed restrictions! Situated on 6 beautiful acres, this property offers endless possibilities to create your own private paradise, with plenty of room for additional outbuildings or even a potential second home. This handyman special features a working well and three outbuildings, two of which were previously used for horses. The home’s plumbing has already been professionally updated with PEX water lines, providing a major upgrade and solid foundation for future renovations. The sellers experienced a change of plans mid-renovation, creating a rare opportunity for the next owner to finish and customize this gorgeous home site to their vision. Bring your ideas, tools, and imagination — the potential here is truly exceptional!

18. 2025-11-01
    historical 356-char remark

    Show marketing remark (356 chars)

    *** PRICE CHANGE *** NO HOA Just 6 Acres to Create Your Own Paradise! - Handyman Special - The Property Has a Working Well with 3 Out Buildings / 2 Previously Used for Horses - The Homes Plumbing has been Professionally Refitted Completely with Pex Water Lines - The Sellers Had a Change of Plans Mid-Renovation - So This GORGEOUS Home Site Could be Yours!

19. 2025-10-16
    price $175,000 356-char remark

    Show marketing remark (356 chars)

    *** PRICE CHANGE *** NO HOA Just 6 Acres to Create Your Own Paradise! - Handyman Special - The Property Has a Working Well with 3 Out Buildings / 2 Previously Used for Horses - The Homes Plumbing has been Professionally Refitted Completely with Pex Water Lines - The Sellers Had a Change of Plans Mid-Renovation - So This GORGEOUS Home Site Could be Yours!

20. 2025-07-24
    price $189,999 356-char remark

    Show marketing remark (356 chars)

    *** PRICE CHANGE *** NO HOA Just 6 Acres to Create Your Own Paradise! - Handyman Special - The Property Has a Working Well with 3 Out Buildings / 2 Previously Used for Horses - The Homes Plumbing has been Professionally Refitted Completely with Pex Water Lines - The Sellers Had a Change of Plans Mid-Renovation - So This GORGEOUS Home Site Could be Yours!

21. 2025-07-02
    listed $199,999 Active 356-char remark

    Show marketing remark (356 chars)

    *** PRICE CHANGE *** NO HOA Just 6 Acres to Create Your Own Paradise! - Handyman Special - The Property Has a Working Well with 3 Out Buildings / 2 Previously Used for Horses - The Homes Plumbing has been Professionally Refitted Completely with Pex Water Lines - The Sellers Had a Change of Plans Mid-Renovation - So This GORGEOUS Home Site Could be Yours!

22. 2025-06-29
    historical $199,999 356-char remark

    Show marketing remark (356 chars)

    *** PRICE CHANGE *** NO HOA Just 6 Acres to Create Your Own Paradise! - Handyman Special - The Property Has a Working Well with 3 Out Buildings / 2 Previously Used for Horses - The Homes Plumbing has been Professionally Refitted Completely with Pex Water Lines - The Sellers Had a Change of Plans Mid-Renovation - So This GORGEOUS Home Site Could be Yours!

23. 2025-02-27
    soldstatus $45,000
24. 2020-10-06
    historical
25. 2020-05-12
    status Active
26. 2020-04-13
    historical Contingent - Inspection
27. 2020-02-29
    status Active
28. 2019-10-16
    historical Contingent - Inspection
29. 2019-10-12
    listed $135,000 Active
30. 2019-05-23
    historical
31. 2019-05-23
    status Pending
32. 2019-04-26
    status Active
33. 2019-04-16
    historical Contingent - Inspection
34. 2019-04-09
    listed $134,000 Active
35. 2000-03-31
    soldstatus $37,373
36. 1995-11-30
    soldstatus $39,000
37. 1995-06-01
    soldstatus $65,000

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$588/yr (+$49/mo · 159.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,655
• − Mortgage interest: −$7,562
• − Property taxes: −$370
• − Insurance: −$675
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,927
• Taxable income: $616
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,679/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: Stewart County
• NCES district ID: 4703960
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,035
• Composite: 29.92/100
• National rank: #6383
• State rank: #30 of 139 in TN

Livability — Cumberland City

• Score: 51/100
• State rank: #409
• US rank: #25436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,028
• Population (ZIP): 2,770

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 13,019 people
• By 2030: 12,780 · -1.8%
• By 2040: 12,152 · -6.7%
• By 2050: 11,484 · -11.8%
• By 2075: 10,249 · -21.3%
• By 2100: 9,338 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 4% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Stewart

• 2024 margin: Solid R (+63.9) · D 17.5% · R 81.4% · Other 1.1%
• 2008→2024 swing: -55.1pp toward R · 2008: -8.8pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+59.0 2016: R+50.0 2012: R+17.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.15%
• Current HPI: 290.1436
• 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

+146.2% since first listed

23 events — show timeline

• 2026-04-03 Listed $159,999 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-03 Listed $159,999 REALTRACS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-16 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2025-07-24 Price Changed $189,999 REALTRACS as Distributed by MLS Grid
• 2025-07-02 Listed $199,999 REALTRACS as Distributed by MLS Grid
• 2025-06-29 Coming Soon $199,999 REALTRACS as Distributed by MLS Grid
• 2025-02-27 Sold (Public Records) $45,000 Public Records
• 2020-10-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2020-05-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-04-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-02-29 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-10-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-10-12 Listed $135,000 REALTRACS as Distributed by MLS Grid
• 2019-05-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-05-23 Pending — REALTRACS as Distributed by MLS Grid
• 2019-04-26 Relisted — REALTRACS as Distributed by MLS Grid
• 2019-04-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-04-09 Listed $134,000 REALTRACS as Distributed by MLS Grid
• 2000-03-31 Sold (Public Records) $37,373 Public Records
• 1995-11-30 Sold (Public Records) $39,000 Public Records
• 1995-06-01 Sold (Public Records) $65,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $370 · +0.0% YoY. Source: county tax records.