6257 E Buckeye Bottom Rd · Smyrna, TN 37129

$169,000

2 bd · 2.0 ba · 1,000 sqft · Other · 318 Days on market

Built 1987 0.74 ac lot $169/sqft · 32% below area Est $250k · 32% under ↓ 25% since listing

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 2-bath modular home on a generous lot! This property is a great investment opportunity for those looking to do a complete renovation or rebuild, it has great potential for the right buyer! Sellers are considering moving current mobile home off property and replacing with another one. Current mobile home is uninhabitable.BUYER/BUYER AGENT TO CONFIRM ALL PERTINENT DATA: IE, easements, School information, Plat, flood plan and any restrictions.

Key facts

• 0.74 acre lot
• Built 1987
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $169k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.0% in Smyrna — 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 74/100 on livability (#16 in TN, #4,392 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 614 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $250,000
• List price: $169,000
• Delta: -32.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-15,678
• Equity at exit: $25,198

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,322
• Equity at exit: $14,612

Cash invested: $47,320 (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 37129

• Home prices YoY: -30.1%
• Rents YoY: 2.2%
• Active inventory: 614
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $205

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 83%

Sensitivity live

Price	-10% $322	-5% $264	+0% $205	+5% $147	+10% $88
Rent	-10% $68	-5% $137	+0% $205	+5% $274	+10% $343
Rate	-1.0pp $290	-0.5pp $248	base $205	+0.5pp $161	+1.0pp $117

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8014 Valencia Dr Smyrna, TN	3.0	2.0	1275	$2,164	$1.70	5d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $169,000 Active 318 DOM
2. 2026-06-18
   days on market $169,000 Active 315 DOM
3. 2026-06-17
   days on market $169,000 Active 314 DOM
4. 2026-06-16
   days on market $169,000 Active 313 DOM
5. 2026-06-15
   days on market $169,000 Active 312 DOM
6. 2026-06-13
   days on market $169,000 Active 310 DOM
7. 2026-06-09
   days on market $169,000 Active 306 DOM
8. 2026-06-08
   days on market $169,000 Active 305 DOM
9. 2026-06-07
   days on market $169,000 Active 304 DOM
10. 2026-06-05
    days on market $169,000 Active 301 DOM
11. 2026-06-03
    days on market $169,000 Active 300 DOM
12. 2026-06-02
    days on market $169,000 Active 299 DOM
13. 2026-06-01
    days on market $169,000 Active 298 DOM
14. 2026-05-31
    days on market $169,000 Active 297 DOM
15. 2026-05-01
    price $169,000 471-char remark

    Show marketing remark (471 chars)

    Welcome to this 2-bedroom, 2-bath modular home on a generous lot! This property is a great investment opportunity for those looking to do a complete renovation or rebuild, it has great potential for the right buyer! Sellers are considering moving current mobile home off property and replacing with another one. Current mobile home is uninhabitable.BUYER/BUYER AGENT TO CONFIRM ALL PERTINENT DATA: IE, easements, School information, Plat, flood plan and any restrictions.

16. 2025-09-29
    price $199,000 471-char remark

    Show marketing remark (471 chars)

    Welcome to this 2-bedroom, 2-bath modular home on a generous lot! This property is a great investment opportunity for those looking to do a complete renovation or rebuild, it has great potential for the right buyer! Sellers are considering moving current mobile home off property and replacing with another one. Current mobile home is uninhabitable.BUYER/BUYER AGENT TO CONFIRM ALL PERTINENT DATA: IE, easements, School information, Plat, flood plan and any restrictions.

17. 2025-08-08
    listed $224,700 Active 471-char remark

    Show marketing remark (471 chars)

    Welcome to this 2-bedroom, 2-bath modular home on a generous lot! This property is a great investment opportunity for those looking to do a complete renovation or rebuild, it has great potential for the right buyer! Sellers are considering moving current mobile home off property and replacing with another one. Current mobile home is uninhabitable.BUYER/BUYER AGENT TO CONFIRM ALL PERTINENT DATA: IE, easements, School information, Plat, flood plan and any restrictions.

18. 2025-08-07
    historical $224,700 471-char remark

    Show marketing remark (471 chars)

    Welcome to this 2-bedroom, 2-bath modular home on a generous lot! This property is a great investment opportunity for those looking to do a complete renovation or rebuild, it has great potential for the right buyer! Sellers are considering moving current mobile home off property and replacing with another one. Current mobile home is uninhabitable.BUYER/BUYER AGENT TO CONFIRM ALL PERTINENT DATA: IE, easements, School information, Plat, flood plan and any restrictions.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,857
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,916
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,521/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — Smyrna

• Score: 74/100
• State rank: #16
• US rank: #4392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rutherford County · 327,859 people
• City population: 66,504
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 63,652
• Household income: $91,259
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 1556.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 11% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.15%
• Current HPI: 308.9567
• Rent YoY: ▲ 2.20%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

-24.8% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $169,000 REALTRACS as Distributed by MLS Grid
• 2025-09-29 Price Changed $199,000 REALTRACS as Distributed by MLS Grid
• 2025-08-08 Listed $224,700 REALTRACS as Distributed by MLS Grid
• 2025-08-07 Coming Soon $224,700 REALTRACS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $245 · +0.0% YoY. Source: county tax records.