87 Ballard Hollow Rd · Taft, TN 38488

$120,000

None bd · None ba · 1,232 sqft · Manufactured public records · 9 Days on market

Built 2002 3.30 ac lot ↓ 25% since listing

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Why this score? — see what drove the F 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).

• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

Key facts

• Quiet paved road
• Front porch
• 3.3-acre property

Tags

• 3.3-ACRE PROPERTY
• MOUNTAIN VIEWS
• DETACHED SCREENED-IN SUNROOM
• FRONT PORCH
• CHICKEN COOP
• QUIET PAVED ROAD

Property features AI

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Manufactured on land; Single-story
• Construction: Vinyl siding
• Exterior features: 3.3-acre lot; Water available

Interior

• Kitchen: Oven; Range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven; Range; Laminate flooring; Tile flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $-784 ($-9k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln County (rural): math 35% / reading 37% proficiency, ranked #24 of 139 in TN (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanche School (327 students, 0% FRL); Lincoln County High School (math 15% / reading 47%, grade F, #72 of 332 statewide, top 21%, 1,201 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 173 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($830 loan paydown + $11k appreciation (9.3% local appreciation)).
• Lincoln County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.00% ✗
• Cap rate: -0.88%
• Cash-on-cash: -25.63%
• DSCR: -0.14
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.28×
• Total profit: $9,417
• Equity at exit: $101,758

10-year hold

• IRR: 6.7%
• Equity multiple: 2.95×
• Total profit: $65,620
• Equity at exit: $213,025

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 38488

• Home prices YoY: 2.8%
• Active inventory: 22

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-784

Break-even live

Break-even rent $993

Max offer price —

Occupancy floor —

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 23 events

1. 2026-06-18
   days on market $120,000 Active 9 DOM
2. 2026-06-17
   days on market $120,000 Active 8 DOM
3. 2026-06-16
   days on market $120,000 Active 7 DOM
4. 2026-06-15
   days on market $120,000 Active 6 DOM
5. 2026-06-14
   days on market $120,000 Active 4 DOM
6. 2026-06-13
   days on market $120,000 Active 3 DOM
7. 2026-06-10
   days on marketlisting id $120,000 Active 1 DOM
8. 2026-06-09
   days on market $120,000 Active 273 DOM
9. 2026-06-08
   days on market $120,000 Active 272 DOM
10. 2026-06-07
    days on market $120,000 Active 271 DOM
11. 2026-06-03
    days on market $120,000 Active 267 DOM
12. 2026-06-02
    days on market $120,000 Active 266 DOM
13. 2026-06-01
    days on market $120,000 Active 265 DOM
14. 2026-05-31
    days on market $120,000 Active 264 DOM
15. 2026-05-30
    days on market $120,000 Active 263 DOM
16. 2026-04-03
    price $120,000

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

17. 2026-04-03
    price $120,000 467-char remark

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

18. 2026-01-20
    price $145,000 467-char remark

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

19. 2026-01-20
    price $145,000

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

20. 2025-10-16
    price $150,000

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

21. 2025-10-16
    price $150,000 467-char remark

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

22. 2025-09-09
    listed $160,000 Active 467-char remark

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

23. 2025-09-09
    listed $160,000 Active

    Show marketing remark (467 chars)

    Peaceful 3.3-acre property with mountain views and daily visits from deer and wildlife. This private lot features a well-kept manufactured home, a 10x20 detached screened-in sunroom, and a front porch overlooking treed lots. Located on a quiet paved road, just minutes from Fayetteville and an easy drive to Huntsville. Enjoy the space and tranquility now, with room to build your dream home in the future while living comfortably on-site. Being sold as-is, where is.

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$391/yr (+$33/mo · 84.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $0
• − Mortgage interest: −$6,722
• − Property taxes: −$461
• − Insurance: −$1,398
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$3,491
• Taxable loss: −$12,071
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-6,513/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: Lincoln County
• NCES district ID: 4702490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $44,692
• Composite: 30.67/100
• National rank: #6182
• State rank: #24 of 139 in TN

Livability — Taft

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,931

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,400 people
• By 2030: 34,550 · +0.4%
• By 2040: 34,345 · -0.2%
• By 2050: 33,310 · -3.2%
• By 2075: 30,199 · -12.2%
• By 2100: 24,960 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 2% Two or more races 2% Black 1%
• Common ancestry: Serbian 4% Iranian 4% Slovak 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.6) · D 17.2% · R 81.9%
• 2008→2024 swing: -22.5pp toward R · 2008: -42.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.0 2016: R+59.0 2012: R+49.1 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 337.0729
• 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

-25.0% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $120,000 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Price Changed $120,000 VMLS
• 2026-01-20 Price Changed $145,000 VMLS
• 2026-01-20 Price Changed $145,000 REALTRACS as Distributed by MLS Grid
• 2025-10-16 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2025-10-16 Price Changed $150,000 VMLS
• 2025-09-09 Listed $160,000 VMLS
• 2025-09-09 Listed $160,000 REALTRACS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $461 · +0.0% YoY. Source: county tax records.