1049 Rodgers Rd · Pleasant Hill, TN 38572

$165,000

3 bd · 2.0 ba · 1,250 sqft · Manufactured

Built 2017 0.75 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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available, you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This . 75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining.

Key facts

• 0.75 acre lot
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $161k (2.4% below list).
• Recommended offer: $161k (2.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#306 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Hill Elementary (math 20% / reading 25%, grade F, #596 of 952 statewide, top 63%, 613 students, 0% FRL); Cumberland County High School (math 28% / reading 41%, grade F, #41 of 332 statewide, top 15%, 985 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 447 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,990 (2.4% 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.13×
• Total profit: $98,266
• Equity at exit: $148,645

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $282,836
• Equity at exit: $320,559

Cash invested: $46,200 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 447
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $132

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-03-01
   historical 904-char remark

   Show marketing remark (904 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available, you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This . 75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining.

2. 2024-02-16
   status Pending 1732-char remark

   Show marketing remark (1732 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available,you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This .75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining. And with new carpets and paint throughout, this home looks and feels like new. You'll also appreciate the vinyl insulated windows, which provide both energy efficiency and noise reduction. This home could suit a variety of buyers' needs, whether you're a first-time home buyer, downsizer, part-time resident, or investor seeking a smartly priced property. Don't miss your chance to own this hidden gem - schedule your showing today before it's too late! And if you bring a full price offer, the Seller will even include a large metal carport that's in excellent condition. The Seller will include a two-car metal carport with any full priced offer. The Buyer will have to move it from the property next door. Seller will negotiate including up to 2 additional acres with the sale or after and is willing to carry.

3. 2023-09-16
   status Pending 1732-char remark

   Show marketing remark (1732 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available,you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This .75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining. And with new carpets and paint throughout, this home looks and feels like new. You'll also appreciate the vinyl insulated windows, which provide both energy efficiency and noise reduction. This home could suit a variety of buyers' needs, whether you're a first-time home buyer, downsizer, part-time resident, or investor seeking a smartly priced property. Don't miss your chance to own this hidden gem - schedule your showing today before it's too late! And if you bring a full price offer, the Seller will even include a large metal carport that's in excellent condition. The Seller will include a two-car metal carport with any full priced offer. The Buyer will have to move it from the property next door. Seller will negotiate including up to 2 additional acres with the sale or after and is willing to carry.

4. 2023-09-10
   historical 1732-char remark

   Show marketing remark (1732 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available,you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This .75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining. And with new carpets and paint throughout, this home looks and feels like new. You'll also appreciate the vinyl insulated windows, which provide both energy efficiency and noise reduction. This home could suit a variety of buyers' needs, whether you're a first-time home buyer, downsizer, part-time resident, or investor seeking a smartly priced property. Don't miss your chance to own this hidden gem - schedule your showing today before it's too late! And if you bring a full price offer, the Seller will even include a large metal carport that's in excellent condition. The Seller will include a two-car metal carport with any full priced offer. The Buyer will have to move it from the property next door. Seller will negotiate including up to 2 additional acres with the sale or after and is willing to carry.

5. 2023-09-01
   listed $185,000 904-char remark

   Show marketing remark (904 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available, you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This . 75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining.

6. 2023-05-11
   listed $185,000 Active 1732-char remark

   Show marketing remark (1732 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available,you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This .75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining. And with new carpets and paint throughout, this home looks and feels like new. You'll also appreciate the vinyl insulated windows, which provide both energy efficiency and noise reduction. This home could suit a variety of buyers' needs, whether you're a first-time home buyer, downsizer, part-time resident, or investor seeking a smartly priced property. Don't miss your chance to own this hidden gem - schedule your showing today before it's too late! And if you bring a full price offer, the Seller will even include a large metal carport that's in excellent condition. The Seller will include a two-car metal carport with any full priced offer. The Buyer will have to move it from the property next door. Seller will negotiate including up to 2 additional acres with the sale or after and is willing to carry.

7. 2023-05-04
   historical $185,000 1732-char remark

   Show marketing remark (1732 chars)

   Welcome to your new home in beautiful Crossville, Tennessee! This move-in-ready single wide is perfect for those looking for a quiet country retreat that's still close to all the action. With a great room concept living space and a split-master design, this home offers approximately 1,250 sq ft of living space, including 3 bedrooms and 2 bathrooms. And with both septic, city water, Spectrum high-speed fiber-optic TV & Internet also available,you'll have all the modern conveniences you need. Step outside and enjoy the stunning views from your large, covered front porch. This .75-acre property has a huge completely fenced back yard, perfect for Homesteaders and gardeners alike. There's even room to add a two-car garage or pole barn style shed, or set up a playground for your family and friends. Inside, the kitchen has plenty of cabinetry and a dine-in counter, perfect for entertaining. And with new carpets and paint throughout, this home looks and feels like new. You'll also appreciate the vinyl insulated windows, which provide both energy efficiency and noise reduction. This home could suit a variety of buyers' needs, whether you're a first-time home buyer, downsizer, part-time resident, or investor seeking a smartly priced property. Don't miss your chance to own this hidden gem - schedule your showing today before it's too late! And if you bring a full price offer, the Seller will even include a large metal carport that's in excellent condition. The Seller will include a two-car metal carport with any full priced offer. The Buyer will have to move it from the property next door. Seller will negotiate including up to 2 additional acres with the sale or after and is willing to carry.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,319
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,800
• Taxable loss: −$1,115
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,846/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Pleasant Hill

• Score: 58/100
• State rank: #306
• US rank: #20874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 146
• Population (ZIP): 12,030

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.68%
• Current HPI: 367.3069
• 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

+0.0% since first listed

7 events — show timeline

• 2024-03-01 Delisted — UCMLS
• 2024-02-16 Pending — Knoxville MLS
• 2023-09-16 Pending — Knoxville MLS
• 2023-09-10 Listing Removed — Knoxville MLS
• 2023-09-01 Listed $185,000 UCMLS
• 2023-05-11 Listed $185,000 Knoxville MLS
• 2023-05-04 Coming Soon $185,000 Knoxville MLS