429 Chestnut St · Maury City, TN 38034

$29,900

3 bd · 1.0 ba · 1,144 sqft · Manufactured public records · 13 Days on market

Built 1960 0.26 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable opportunity in the heart of Friendship, TN! Whether you're looking to renovate and create a home that reflects your own style or simply secure a residential lot at an attractive price point, 429 Chestnut Street offers plenty of potential. Conveniently located close to Highway 412, this property is a great option for investors, builders, or buyers ready to bring their vision to life.

Key facts

• 0.26 acre lot
• 2 parking spots
• Built 1960

Property features AI

Exterior

• Parking: Attached carport with 2 covered spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding; Existing construction; One level
• Exterior features: Lot approximately 0.26 acres; Lot dimensions about 45 x 240 (irregular)

Interior

• Kitchen: Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Oven; Tile flooring
• Laundry & utility: Natural gas available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $30k).

Location & tenants

• Location reads 58/100 on livability (#300 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.
• Crockett County (rural): math 31% / reading 32% proficiency, ranked #48 of 139 in TN (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maury City Elementary (math 47% / reading 37%, grade F, #191 of 952 statewide, top 22%, 230 students, 0% FRL); Crockett County High School (math 8% / reading 37%, grade F, #153 of 332 statewide, top 47%, 888 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: 20 active listings in the ZIP; 26 units permitted in Crockett County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $29,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.32% ✓
• Cap rate: 30.33%
• Cash-on-cash: 85.85%
• DSCR: 4.82
• GRM: 2.5

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: 95.3%
• Equity multiple: 7.50×
• Total profit: $54,435
• Equity at exit: $26,936

10-year hold

• IRR: 90.3%
• Equity multiple: 16.56×
• Total profit: $130,305
• Equity at exit: $58,089

Cash invested: $8,372 (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 38034

• Home prices YoY: 5.3%
• Active inventory: 20
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $599

Break-even live

Break-even rent $234

Max offer price $29,900

Occupancy floor 35%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $29,900 Active 13 DOM
2. 2026-06-17
   days on market $29,900 Active 12 DOM
3. 2026-06-16
   days on market $29,900 Active 11 DOM
4. 2026-06-16
   price $29,900 Active 10 DOM
5. 2026-06-15
   days on market $39,900 Active 10 DOM
6. 2026-06-13
   days on market $39,900 Active 8 DOM
7. 2026-06-12
   days on market $39,900 Active 7 DOM
8. 2026-06-09
   pricedays on market $39,900 Active 4 DOM
9. 2026-06-08
   days on market $49,900 Active 3 DOM
10. 2026-06-08
    days on market $49,900 Active 2 DOM
11. 2026-06-07
    remarks 396-char remark
12. 2026-06-07
    listed $49,900 Active 1 DOM

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $212 · $18/mo
• Expected delta: +$22/yr (+$2/mo · 11.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $11,910
• − Mortgage interest: −$1,675
• − Property taxes: −$190
• − Insurance: −$150
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$870
• Taxable income: $7,120
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $5,479/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: Crockett County
• NCES district ID: 4700850
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 32% ▲ 3.00%
• Median HH income: $36,758
• Composite: 26.19/100
• National rank: #7266
• State rank: #48 of 139 in TN

Livability — Maury City

• Score: 58/100
• State rank: #300
• US rank: #20660

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

• Census place: Maury City, TN
• City population: 425
• Population (ZIP): 3,366

Population outlook (Crockett County) Hauer SSP2

• Today (2025): 14,795 people
• By 2030: 14,812 · +0.1%
• By 2040: 14,811 · +0.1%
• By 2050: 14,809 · +0.1%
• By 2075: 15,405 · +4.1%
• By 2100: 16,200 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Italian 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Crockett

• 2024 margin: Solid R (+58.7) · D 20.2% · R 78.9%
• 2008→2024 swing: -25.2pp toward R · 2008: -33.6pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+53.8 2016: R+49.7 2012: R+38.4 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.00%
• Current HPI: 257.4293
• 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

1 event — show timeline

• 2026-06-06 Listed $49,900 REALTRACS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $190 · +13.1% YoY. Source: county tax records.