1022 Spring Hill Cir · Allardt, TN 38556

$107,900

2 bd · 1.0 ba · 736 sqft · Manufactured public records · 47 Days on market

Built 1990 2.30 ac lot ↓ 6% since listing

---

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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Whether you're looking for a peaceful home base or a savvy investment with room to grow, this property at * * 1022 Spring Hill Circle * * offers the perfect blend of country quiet and city convenience. Nestled on * * 2.3 spacious acres * * , this manufactured home provides plenty of room to breathe with the benefit of * * light restrictions * * , giving you the freedom to truly enjoy your land. The property is exceptionally well-equipped for storage and expansion, featuring * * two utility buildings * * perfect for tools, hobbies, or seasonal gear. Perhaps the most unique asset is the utility setup: it includes * * two separate septic tanks * * (one for a 3-bedroom and one for a 2-bedroom), providing incredible potential for a second residence, guest house, or shop. Located in a tranquil neighborhood just minutes from downtown Jamestown, you'll enjoy total serenity without sacrificing quick access to local amenities. Don't miss this versatile opportunity to own a functional, private slice of the Cumberland

Key facts

• 2.3 spacious acres
• Light restrictions
• 2.3 acre lot

Tags

• 2.3 SPACIOUS ACRES
• LIGHT RESTRICTIONS
• TWO UTILITY BUILDINGS
• TWO SEPARATE SEPTIC TANKS
• TRANQUIL NEIGHBORHOOD

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Septic tank (perc test on file)
• Home design: Not attached to another unit; Total building area 736 (source: tax records)
• Construction: Vinyl siding; Frame construction
• Exterior features: Level lot; Country setting view; Storage outbuilding

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Flooring: Laminate flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling; Ceiling fans; Window unit(s)
• Interior features: Eat-in kitchen; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.3% in Allardt — 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 (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: York Elementary (math 17% / reading 17%, grade F, #709 of 952 statewide, top 77%, 425 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($746 loan paydown + $11k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $104,663 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $74,357
• Equity at exit: $97,205

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $206,760
• Equity at exit: $209,626

Cash invested: $30,212 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,618/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $245

Break-even live

Break-even rent $944

Max offer price $107,900

Occupancy floor 75%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $107,900 Active 47 DOM
2. 2026-06-17
   days on market $107,900 Active 46 DOM
3. 2026-06-16
   days on market $107,900 Active 45 DOM
4. 2026-06-15
   days on market $107,900 Active 44 DOM
5. 2026-06-13
   days on market $107,900 Active 42 DOM
6. 2026-06-12
   days on market $107,900 Active 41 DOM
7. 2026-06-09
   days on market $107,900 Active 38 DOM
8. 2026-06-09
   price $107,900 Active 37 DOM
9. 2026-06-08
   days on market $109,900 Active 37 DOM

   Show marketing remark (1039 chars)

   Whether you're looking for a peaceful home base or a savvy investment with room to grow, this property at * * 1022 Spring Hill Circle * * offers the perfect blend of country quiet and city convenience. Nestled on * * 2.3 spacious acres * * , this manufactured home provides plenty of room to breathe with the benefit of * * light restrictions * * , giving you the freedom to truly enjoy your land. The property is exceptionally well-equipped for storage and expansion, featuring * * two utility buildings * * perfect for tools, hobbies, or seasonal gear. Perhaps the most unique asset is the utility setup: it includes * * two separate septic tanks * * (one for a 3-bedroom and one for a 2-bedroom), providing incredible potential for a second residence, guest house, or shop. Located in a tranquil neighborhood just minutes from downtown Jamestown, you'll enjoy total serenity without sacrificing quick access to local amenities. Don't miss this versatile opportunity to own a functional, private slice of the Cumberland

10. 2026-06-08
    days on market $109,900 Active 36 DOM

    Show marketing remark (1039 chars)

    Whether you're looking for a peaceful home base or a savvy investment with room to grow, this property at * * 1022 Spring Hill Circle * * offers the perfect blend of country quiet and city convenience. Nestled on * * 2.3 spacious acres * * , this manufactured home provides plenty of room to breathe with the benefit of * * light restrictions * * , giving you the freedom to truly enjoy your land. The property is exceptionally well-equipped for storage and expansion, featuring * * two utility buildings * * perfect for tools, hobbies, or seasonal gear. Perhaps the most unique asset is the utility setup: it includes * * two separate septic tanks * * (one for a 3-bedroom and one for a 2-bedroom), providing incredible potential for a second residence, guest house, or shop. Located in a tranquil neighborhood just minutes from downtown Jamestown, you'll enjoy total serenity without sacrificing quick access to local amenities. Don't miss this versatile opportunity to own a functional, private slice of the Cumberland

11. 2026-06-07
    days on market $109,900 Active 35 DOM
12. 2026-06-03
    days on market $109,900 Active 32 DOM
13. 2026-06-02
    days on market $109,900 Active 31 DOM
14. 2026-06-01
    days on market $109,900 Active 30 DOM
15. 2026-05-31
    days on market $109,900 Active 29 DOM
16. 2026-05-06
    listed $115,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Whether you're looking for a peaceful home base or a savvy investment with room to grow, this property at * * 1022 Spring Hill Circle * * offers the perfect blend of country quiet and city convenience. Nestled on * * 2.3 spacious acres * * , this manufactured home provides plenty of room to breathe with the benefit of * * light restrictions * * , giving you the freedom to truly enjoy your land. The property is exceptionally well-equipped for storage and expansion, featuring * * two utility buildings * * perfect for tools, hobbies, or seasonal gear. Perhaps the most unique asset is the utility setup: it includes * * two separate septic tanks * * (one for a 3-bedroom and one for a 2-bedroom), providing incredible potential for a second residence, guest house, or shop. Located in a tranquil neighborhood just minutes from downtown Jamestown, you'll enjoy total serenity without sacrificing quick access to local amenities. Don't miss this versatile opportunity to own a functional, private slice of the Cumberland

17. 2026-05-02
    listed $115,000 Active 1012-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,041
• − Mortgage interest: −$6,044
• − Property taxes: −$1,618
• − Insurance: −$540
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,139
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,624/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

-6.2% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $107,900 UCMLS
• 2026-06-08 Price Changed $107,900 Knoxville MLS
• 2026-05-29 Price Changed $109,900 UCMLS
• 2026-05-29 Price Changed $109,900 Knoxville MLS
• 2026-05-06 Listed $115,000 UCMLS
• 2026-05-02 Listed $115,000 Knoxville MLS

Property tax history

+0.4%/yr

Latest (2025): $77 · +0.0% YoY. Source: county tax records.