220 Henley Park Ln · Big Sandy, TN 38221

$18,500

2 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 115 Days on market

Built 1989 10,018 sqft 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 +15.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Incredible Value-Add Opportunity – Investor Special / Country Living Potential! Unlimited possibilities await! Whether you're an investor, handyman, flipper, landlord, or someone looking for affordable living with room to personalize — this property deserves a look. 1989 Single-Wide Home – 2 Bed / 2 Bath Handicap Accessible Front & Rear Entrances High-Speed Fiber-Optic Internet Available Electric Pole Already at Property Line Additional Structure Included – Extra Opportunity! Strong Potential for Renovation, Rental, Expansion, or Redevelopment. Bring your creativity and vision to transform this property into something special. Features comfortable layout, acc

Key facts

• 0.23 acre lot
• Built 1989
• Listed 114 days

Property features AI

Exterior

• Parking: Open parking with gravel surface
• Utilities: No public water source; Sewer: other
• Home design: Residential mobile home (single wide); Road frontage: gravel; Lot approximately 0.23 acres (100 x 100), zoned R
• Construction: Metal siding; Pillar/post/pier foundation
• Exterior features: Front porch; Creek on the property; No fencing

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Refrigerator included; Basement present; Accessible approach with ramp
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Benton County (town): math 31% / reading 28% proficiency, ranked #66 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camden Central High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 521 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 93 active listings in the ZIP; 6 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($128 loan paydown + $1k appreciation (6.0% local appreciation)).
• Benton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $18k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,835 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.75% ✓
• Cap rate: 53.10%
• Cash-on-cash: 167.16%
• DSCR: 8.44
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.09×
• Total profit: $47,078
• Equity at exit: $11,589

10-year hold

• IRR: —
• Equity multiple: 21.45×
• Total profit: $105,919
• Equity at exit: $20,980

Cash invested: $5,180 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$97
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $655

Break-even live

Break-even rent $235

Max offer price $18,500

Occupancy floor 33%

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $18,500 Active 115 DOM
2. 2026-06-17
   days on market $18,500 Active 114 DOM
3. 2026-06-16
   days on market $18,500 Active 113 DOM
4. 2026-06-15
   days on market $18,500 Active 112 DOM
5. 2026-06-13
   days on market $18,500 Active 110 DOM
6. 2026-06-12
   days on market $18,500 Active 109 DOM
7. 2026-06-09
   days on market $18,500 Active 106 DOM
8. 2026-06-08
   days on market $18,500 Active 105 DOM
9. 2026-06-08
   days on market $18,500 Active 104 DOM
10. 2026-06-07
    days on market $18,500 Active 103 DOM
11. 2026-06-04
    remarks 671-char remark
12. 2026-06-04
    days on market $18,500 Active 100 DOM
13. 2026-06-02
    days on market $18,500 Active 99 DOM
14. 2026-06-01
    days on market $18,500 Active 98 DOM
15. 2026-05-31
    days on market $18,500 Active 97 DOM
16. 2026-05-24
    price $18,500
17. 2026-03-18
    soldstatus $5,497
18. 2026-02-24
    listed $19,500 Active
19. 1997-03-21
    soldstatus $11,000
20. 1996-07-09
    soldstatus $11,000

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $173 · $14/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,770
• − Mortgage interest: −$1,036
• − Property taxes: −$173
• − Insurance: −$890
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$538
• Taxable income: $8,089
• Est. tax owed @ 24.0%: −$1,941
• After-tax cash flow: $5,920/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: Benton County
• NCES district ID: 4700240
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $33,587
• Composite: 24.24/100
• National rank: #7722
• State rank: #66 of 139 in TN

Livability — Big Sandy

• Score: 58/100
• State rank: #315
• US rank: #21412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,046

Population outlook (Benton County) Hauer SSP2

• Today (2025): 15,046 people
• By 2030: 14,425 · -4.1%
• By 2040: 13,296 · -11.6%
• By 2050: 12,298 · -18.3%
• By 2075: 10,347 · -31.2%
• By 2100: 8,594 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+62.9) · D 18.1% · R 81.1%
• 2008→2024 swing: -46.7pp toward R · 2008: -16.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+57.0 2016: R+51.3 2012: R+25.6 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 230.2855
• 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

+68.2% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $18,500 TVAR
• 2026-03-18 Sold (Public Records) $5,497 Public Records
• 2026-02-24 Listed $19,500 TVAR
• 1997-03-21 Sold (Public Records) $11,000 Public Records
• 1996-07-09 Sold (Public Records) $11,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $173 · -14.8% YoY. Source: county tax records.