2791 Nunley St · Greenbrier, TN 37073

$215,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 20 Days on market

Built 1993 10,454 sqft lot Est $220k · at est.

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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 +22.5/30.0
• ARV discount +8.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 bedroom 2 bathroom home with 1,248 sq ft. With a comfortable layout and plenty of character this home is ready for your personal touches to make it truly your own. Additional opportunity available - adjoining lot with home may also be purchased. Red & Light brown shed will NOT stay. Home is anchored with block pillars but has underpinning - I do have a mortgage company who CAN finance!

Key facts

• 0.24 acre lot
• Built 1993
• Listed 20 days

Property features AI

Finance

• Other: Living area reported as 1,248 square feet

Exterior

• Parking: No covered parking listed; No total parking spaces listed
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story
• Construction: Built (existing); Construction materials: Other
• Exterior features: Lot about 0.24 acre (approx. 79 x 128.44 irregular); Water available

Interior

• Kitchen: Kitchen approx. 12 x 11; Electric range, Dishwasher, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 13 x 11; Second bedroom approx. 11 x 10; Third bedroom approx. 11 x 10
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Primary bedroom includes a full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No basement; Electric range, Dishwasher, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/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 $212k (1.3% below list).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.4% in Greenbrier — 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 63/100 on livability (#187 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Robertson County (rural): math 22% / reading 26% proficiency, ranked #82 of 139 in TN (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greenbrier Elementary (math 41% / reading 36%, grade F, #260 of 952 statewide, top 28%, 624 students, 0% FRL); Greenbrier High School (math 15% / reading 22%, grade F, #208 of 332 statewide, top 63%, 812 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 983 units permitted in Robertson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Robertson County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($212k) 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 $211,775 (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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2555 Nunley St	0.23mi	3/2.0	1,224 (-2%)	8mo	$215,000	$176	80

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,870
• Equity at exit: $32,057

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $19,040
• Equity at exit: $18,589

Cash invested: $60,200 (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 37073

• Home prices YoY: -24.7%
• Active inventory: 122
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $362

Break-even live

Break-even rent $1,665

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 W College St Unit 2 Greenbrier, TN	3.0	2.0	1120	$2,400	$2.14	4d	1	0.44mi
2126 Nunley St Greenbrier, TN	3.0	2.0	1462	$1,600	$1.09	7d	1	0.71mi
2017 Smith Cir Greenbrier, TN	3.0	2.0	1442	$2,200	$1.53	7d	1	1.10mi

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 20 DOM
2. 2026-06-17
   days on market $215,000 Active 19 DOM
3. 2026-06-16
   days on market $215,000 Active 18 DOM
4. 2026-06-15
   pricedays on market $215,000 Active 17 DOM
5. 2026-06-13
   days on market $225,000 Active 15 DOM
6. 2026-06-13
   days on market $225,000 Active 14 DOM
7. 2026-06-09
   days on market $225,000 Active 11 DOM
8. 2026-06-08
   days on market $225,000 Active 10 DOM
9. 2026-06-07
   remarks 397-char remark
10. 2026-06-07
    days on market $225,000 Active 9 DOM
11. 2026-06-03
    days on market $225,000 Active 5 DOM
12. 2026-06-02
    days on market $225,000 Active 4 DOM
13. 2026-06-01
    days on market $225,000 Active 3 DOM
14. 2026-05-31
    days on market $225,000 Active 2 DOM
15. 2026-05-29
    listed $225,000 Active
16. 2026-03-02
    historical
17. 2026-03-01
    historical

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$346/yr (+$29/mo · 29.4%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,476
• − Mortgage interest: −$12,043
• − Property taxes: −$1,180
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$6,255
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $4,138/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: Robertson County
• NCES district ID: 4703600
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $53,503
• Composite: 21.55/100
• National rank: #8313
• State rank: #82 of 139 in TN

Livability — Greenbrier

• Score: 63/100
• State rank: #187
• US rank: #15098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenbrier, TN
• City population: 14,312
• Population (ZIP): 14,312

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 72,786 people
• By 2030: 74,478 · +2.3%
• By 2040: 76,948 · +5.7%
• By 2050: 77,618 · +6.6%
• By 2075: 77,545 · +6.5%
• By 2100: 72,836 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 3% Italian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+50.9) · D 24.0% · R 74.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -31.1pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+47.0 2016: R+47.2 2012: R+35.6 2008: R+31.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.44%
• Current HPI: 293.5595
• 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

3 events — show timeline

• 2026-05-29 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2026-03-02 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — REALTRACS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $1,180 · +0.0% YoY. Source: county tax records.