904 High Point Rd · Spring City, TN 37332

$108,500

2 bd · 1.5 ba · 910 sqft · Manufactured public records · 13 Days on market

Built 1980 0.71 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 Bed, 1.5 Bath home with a bonus room, sitting on . 71 acres in a quiet country setting. Features include a fenced in yard, two outbuildings, a front and side porch. Plenty of space to enjoy peaceful living with room for storage, hobbies, or outdoor entertaining.

Key facts

• Front and side porch
• Two outbuildings
• Fenced in yard

Tags

• FENCED IN YARD
• TWO OUTBUILDINGS
• FRONT AND SIDE PORCH
• QUIET COUNTRY SETTING

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single wide mobile home; One level; Aluminum siding
• Construction: Metal roof; Block foundation; Aluminum skirt
• Exterior features: Front porch; Side porch; Fire pit; Fenced yard; Workshop and outbuilding

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating (other); Ceiling fan cooling; Window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 11.0% vs local median 1.8% in Spring City — 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 70/100 on livability (#50 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Rhea Middle School (math 39% / reading 26%, grade F, #81 of 333 statewide, top 26%, 556 students, 0% FRL); Rhea County High School (math 24% / reading 35%, grade F, #86 of 332 statewide, top 27%, 1,500 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 67 active listings in the ZIP; 198 units permitted in Rhea County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($750 loan paydown + $5k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k 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.
• Current owner paid $5k; list at $108k implies a 2070% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,500

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.25% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.43×
• Total profit: $43,561
• Equity at exit: $56,649

10-year hold

• IRR: 23.5%
• Equity multiple: 4.75×
• Total profit: $114,062
• Equity at exit: $93,986

Cash invested: $30,380 (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 37332

• Home prices YoY: 1.1%
• Active inventory: 67
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $363

Break-even live

Break-even rent $896

Max offer price $108,500

Occupancy floor 68%

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $108,500 Active 13 DOM
2. 2026-06-17
   days on market $108,500 Active 12 DOM
3. 2026-06-16
   days on market $108,500 Active 11 DOM
4. 2026-06-15
   days on market $108,500 Active 10 DOM
5. 2026-06-13
   days on market $108,500 Active 8 DOM
6. 2026-06-12
   days on market $108,500 Active 7 DOM
7. 2026-06-09
   days on market $108,500 Active 4 DOM
8. 2026-06-08
   days on market $108,500 Active 3 DOM
9. 2026-06-08
   days on market $108,500 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $108,500 Active 1 DOM
11. 2026-06-03
    days on market $115,000 Active 16 DOM
12. 2026-06-02
    days on market $115,000 Active 15 DOM
13. 2026-06-01
    days on market $115,000 Active 14 DOM
14. 2026-05-31
    days on market $115,000 Active 13 DOM
15. 2026-05-18
    listed $122,500 Active
16. 2014-06-25
    soldstatus $5,000
17. 2004-08-13
    soldstatus $29,500

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$441/yr (+$37/mo · 134.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,266
• − Mortgage interest: −$6,078
• − Property taxes: −$329
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$3,156
• Taxable income: $2,760
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $3,691/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 — Spring City

• Score: 70/100
• State rank: #50
• US rank: #7492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,123

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 2%
• Common ancestry: Serbian 7% Slovak 4% Scottish 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: ▲ 4.26%
• Current HPI: 398.9351
• 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

+315.3% since first listed

3 events — show timeline

• 2026-05-18 Listed $122,500 RCAOR
• 2014-06-25 Sold (Public Records) $5,000 Public Records
• 2004-08-13 Sold (Public Records) $29,500 Public Records

Property tax history

+20.8%/yr

Latest (2025): $329 · +0.0% YoY. Source: county tax records.