215 Frederick Loop · Linden, TN 37096

$85,000

3 bd · 4.0 ba · 858 sqft · Other public records · 66 Days on market

Built 1996 0.48 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 +19.5/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Great opportunity near the Tennessee River with convenient boat ramp access just minutes away! This property offers water, electric, and septic already in place, saving you time and money on setup. The existing manufactured home is in need of significant repairs, making this an ideal project for investors, flippers, or those looking to start fresh. Enjoy the peaceful setting with easy access to fishing, boating, and outdoor recreation. Property being sold as-is. Two manufactured homes joined as one—possibility of 5 bedrooms.

Key facts

• Boat ramp access
• 0.48 acre lot
• Built 1996

Tags

• BOAT RAMP ACCESS
• WATER ELECTRIC SEPTIC

Property features AI

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Public water available; Septic tank sewer; Water available
• Home design: Residential mobile home; One story
• Construction: Vinyl siding exterior; Existing structure (year built listed as existing)
• Exterior features: Lot approximately 0.48 acres; Lot dimensions about 100 x 204.8; Lot size calculated from plat

Interior

• Kitchen: Kitchen approximately 14 x 15
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes approximately 10 x 13, 11 x 15, and 9 x 12
• Flooring: Other flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: No basement; No built-in heating; No built-in cooling; No appliances listed; Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $30 ($365/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#147 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Perry County (rural): math 17% / reading 21% proficiency, ranked #124 of 139 in TN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Linden Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 303 students, 0% FRL); Perry County High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 294 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 12 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($588 loan paydown + $7k appreciation (8.2% local appreciation)).
• Perry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $85k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.59×
• Total profit: $37,796
• Equity at exit: $65,417

10-year hold

• IRR: 19.8%
• Equity multiple: 5.55×
• Total profit: $108,366
• Equity at exit: $130,661

Cash invested: $23,800 (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 37096

• Home prices YoY: 2.5%
• Active inventory: 137
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $30

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 91%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 66 DOM
2. 2026-06-17
   days on market $85,000 Active 65 DOM
3. 2026-06-16
   days on market $85,000 Active 64 DOM
4. 2026-06-15
   days on market $85,000 Active 63 DOM
5. 2026-06-13
   days on market $85,000 Active 61 DOM
6. 2026-06-12
   days on market $85,000 Active 60 DOM
7. 2026-06-09
   days on market $85,000 Active 57 DOM
8. 2026-06-08
   days on market $85,000 Active 56 DOM
9. 2026-06-08
   days on market $85,000 Active 55 DOM
10. 2026-06-07
    days on market $85,000 Active 54 DOM
11. 2026-06-03
    days on market $85,000 Active 51 DOM
12. 2026-06-02
    days on market $85,000 Active 50 DOM
13. 2026-06-01
    days on market $85,000 Active 49 DOM
14. 2026-05-31
    days on market $85,000 Active 48 DOM
15. 2026-04-13
    listed $85,000 Active
16. 2024-07-24
    soldstatus $45,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $10,394
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,473
• Taxable loss: −$1,000
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $605/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: Perry County
• NCES district ID: 4703390
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $32,903
• Composite: 15.44/100
• National rank: #9315
• State rank: #124 of 139 in TN

Livability — Linden

• Score: 65/100
• State rank: #147
• US rank: #13244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,851

Population outlook (Perry County) Hauer SSP2

• Today (2025): 7,645 people
• By 2030: 7,424 · -2.9%
• By 2040: 7,008 · -8.3%
• By 2050: 6,656 · -12.9%
• By 2075: 5,907 · -22.7%
• By 2100: 5,253 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 2% Estonian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Indo-European 4%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+69.5) · D 15.0% · R 84.5%
• 2008→2024 swing: -60.6pp toward R · 2008: -8.9pp · 2024: -69.5pp
• All cycles: 2024: R+69.5 2020: R+63.0 2016: R+55.0 2012: R+22.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 339.2223
• 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

+88.9% since first listed

2 events — show timeline

• 2026-04-13 Listed $85,000 REALTRACS as Distributed by MLS Grid
• 2024-07-24 Sold (Public Records) $45,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $127 · +0.0% YoY. Source: county tax records.