1127 Sussex Rd · Dayton, TN 37321

$59,500

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 115 Days on market

Built 2007 0.97 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

Key facts

• Spacious interior
• 0.97 acre lot
• Built 2007

Tags

• ALMOST A FULL ACRE LOT
• LARGE FRONT YARD AREA
• SPACIOUS INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 2.6% in Dayton — 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 65/100 on livability (#143 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools F, amenities F, commute F.
• Rhea County (rural): math 35% / reading 31% proficiency, ranked #38 of 139 in TN (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 198 units permitted in Rhea County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $60k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $54,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.91% ✓
• Cap rate: 17.19%
• Cash-on-cash: 38.91%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 2.49×
• Total profit: $24,751
• Equity at exit: $8,872

10-year hold

• IRR: 41.9%
• Equity multiple: 4.95×
• Total profit: $65,794
• Equity at exit: $5,144

Cash invested: $16,660 (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 37321

• Home prices YoY: -12.0%
• Active inventory: 216
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $540

Break-even live

Break-even rent $453

Max offer price $59,500

Occupancy floor 47%

Sensitivity live

Price	-10% $574	-5% $557	+0% $540	+5% $523	+10% $507
Rent	-10% $450	-5% $495	+0% $540	+5% $585	+10% $630
Rate	-1.0pp $570	-0.5pp $555	base $540	+0.5pp $525	+1.0pp $509

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-11
   status Pending 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

2. 2026-05-11
   status Pending 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

3. 2026-04-17
   price $59,500 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

4. 2026-04-17
   price $59,500 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

5. 2026-04-01
   price $62,500 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

6. 2026-04-01
   price $62,500 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

7. 2026-03-04
   price $65,000 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

8. 2026-03-04
   price $65,000 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

9. 2026-02-09
   price $69,000 387-char remark

   Show marketing remark (387 chars)

   If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

10. 2026-02-09
    price $69,000 387-char remark

    Show marketing remark (387 chars)

    If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

11. 2026-01-16
    listed $75,000 Active 387-char remark

    Show marketing remark (387 chars)

    If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

12. 2026-01-16
    listed $75,000 Active 387-char remark

    Show marketing remark (387 chars)

    If you're looking for a fantastic fixer-upper or a wonderful investment opportunity, then look no further. This home is located on an almost a full acre lot and is less than 10 minutes from Downtown Dayton! With its large front yard area and spacious interior that includes 3 bedrooms and 2 bathrooms, this property is full of potential. Schedule your showing today before it's gone!

13. 2018-06-04
    soldstatus $27,901
14. 2007-10-16
    soldstatus $58,200
15. 2006-06-09
    soldstatus $100,000
16. 1999-02-11
    soldstatus $18,500

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$168/yr (+$14/mo · 66.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥105°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,644
• − Mortgage interest: −$3,333
• − Property taxes: −$254
• − Insurance: −$298
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$1,731
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,080/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: Rhea County
• NCES district ID: 4703510
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $39,059
• Composite: 27.67/100
• National rank: #6917
• State rank: #38 of 139 in TN

Livability — Dayton

• Score: 65/100
• State rank: #143
• US rank: #12896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,670
• Population (ZIP): 20,670

Population outlook (Rhea County) Hauer SSP2

• Today (2025): 33,187 people
• By 2030: 33,482 · +0.9%
• By 2040: 33,786 · +1.8%
• By 2050: 33,730 · +1.6%
• By 2075: 33,603 · +1.3%
• By 2100: 33,312 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Rhea

• 2024 margin: Solid R (+66.9) · D 16.0% · R 82.9% · Other 1.1%
• 2008→2024 swing: -20.7pp toward R · 2008: -46.2pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+63.7 2016: R+61.3 2012: R+48.9 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.20%
• Current HPI: 323.7125
• 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

+221.6% since first listed

16 events — show timeline

• 2026-05-11 Pending — GCAR
• 2026-05-11 Pending — RCAOR
• 2026-04-17 Price Changed $59,500 RCAOR
• 2026-04-17 Price Changed $59,500 GCAR
• 2026-04-01 Price Changed $62,500 RCAOR
• 2026-04-01 Price Changed $62,500 GCAR
• 2026-03-04 Price Changed $65,000 RCAOR
• 2026-03-04 Price Changed $65,000 GCAR
• 2026-02-09 Price Changed $69,000 RCAOR
• 2026-02-09 Price Changed $69,000 GCAR
• 2026-01-16 Listed $75,000 GCAR
• 2026-01-16 Listed $75,000 RCAOR
• 2018-06-04 Sold (Public Records) $27,901 Public Records
• 2007-10-16 Sold (Public Records) $58,200 Public Records
• 2006-06-09 Sold (Public Records) $100,000 Public Records
• 1999-02-11 Sold (Public Records) $18,500 Public Records

Property tax history

+19.4%/yr

Latest (2025): $254 · +0.0% YoY. Source: county tax records.