11 Cades Loop · Trenton, TN 38382

$99,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 210 Days on market

Built 2010 0.73 ac lot ↓ 31% since listing

---

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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and well-maintained 1-level, 3 bedroom 2 bath mfr home sitting on 1.06 acres outside the city limits of Trenton, in the Cades community, in between Trenton and Milan. Low taxes-$404.62/yr. Open and functional, split bedroom floor plan with a breakfast bar overlooking large eat-in kitchen. Electric smooth top range. Walk-in closets in all bedrooms and bedrooms are all good sizes. Double vanity, corner soaking tub, and separate shower in owner's bath. Fresh, neutral paint throughout. Extra laundry room nook perfect for an upright freezer. Relaxing decks on the front and rear of home. 12x16 storage building. Gibson Connect internet service. Recent survey on file.

Key facts

• Double vanity
• Soaking tub
• Cades community

Tags

• CADES COMMUNITY
• SPACIOUS EAT-IN KITCHEN
• WALK-IN CLOSETS
• PRIVATE OWNER'S SUITE
• DOUBLE VANITY
• SOAKING TUB

Property features AI

Finance

• Other: Property is listed as residential mobile home

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Water connected
• Home design: Single-story (one level); Mobile home (residential)
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Front porch; Storage structure; Corner, sloped lot; Asphalt road frontage maintained by public works; County road access

Interior

• Kitchen: Dishwasher; Electric range; Range hood
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Walk-in closets; Shutters
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#408 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime D-.
• Trenton (town): math 24% / reading 24% proficiency, ranked #99 of 139 in TN (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 82 active listings in the ZIP; 155 units permitted in Gibson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gibson County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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. 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 7.2

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,087
• Equity at exit: $14,895

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $29,553
• Equity at exit: $8,638

Cash invested: $27,972 (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 38382

• Home prices YoY: -14.0%
• Active inventory: 82
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $319

Break-even live

Break-even rent $754

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   status $99,900 Pending 210 DOM
2. 2026-06-12
   days on market $99,900 Active 210 DOM
3. 2026-06-09
   days on market $99,900 Active 207 DOM
4. 2026-06-08
   days on market $99,900 Active 206 DOM
5. 2026-06-08
   days on market $99,900 Active 205 DOM
6. 2026-06-07
   days on market $99,900 Active 204 DOM
7. 2026-06-03
   days on market $99,900 Active 201 DOM
8. 2026-06-02
   days on market $99,900 Active 200 DOM
9. 2026-06-01
   days on market $99,900 Active 199 DOM
10. 2026-05-31
    days on market $99,900 Active 198 DOM
11. 2026-05-04
    price $99,900
12. 2026-04-02
    price $109,155
13. 2026-02-24
    price $114,900
14. 2026-01-23
    price $119,000
15. 2025-12-24
    price $121,000
16. 2025-11-14
    listed $126,000 Active
17. 2025-09-11
    price $126,000
18. 2024-04-10
    soldstatus $130,000
19. 2024-04-09
    soldstatus $130,000 Closed 673-char remark

    Show marketing remark (673 chars)

    Cute and well-maintained 1-level, 3 bedroom 2 bath mfr home sitting on 1.06 acres outside the city limits of Trenton, in the Cades community, in between Trenton and Milan. Low taxes-$404.62/yr. Open and functional, split bedroom floor plan with a breakfast bar overlooking large eat-in kitchen. Electric smooth top range. Walk-in closets in all bedrooms and bedrooms are all good sizes. Double vanity, corner soaking tub, and separate shower in owner's bath. Fresh, neutral paint throughout. Extra laundry room nook perfect for an upright freezer. Relaxing decks on the front and rear of home. 12x16 storage building. Gibson Connect internet service. Recent survey on file.

20. 2024-03-01
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Cute and well-maintained 1-level, 3 bedroom 2 bath mfr home sitting on 1.06 acres outside the city limits of Trenton, in the Cades community, in between Trenton and Milan. Low taxes-$404.62/yr. Open and functional, split bedroom floor plan with a breakfast bar overlooking large eat-in kitchen. Electric smooth top range. Walk-in closets in all bedrooms and bedrooms are all good sizes. Double vanity, corner soaking tub, and separate shower in owner's bath. Fresh, neutral paint throughout. Extra laundry room nook perfect for an upright freezer. Relaxing decks on the front and rear of home. 12x16 storage building. Gibson Connect internet service. Recent survey on file.

21. 2024-02-09
    price $134,900 673-char remark

    Show marketing remark (673 chars)

    Cute and well-maintained 1-level, 3 bedroom 2 bath mfr home sitting on 1.06 acres outside the city limits of Trenton, in the Cades community, in between Trenton and Milan. Low taxes-$404.62/yr. Open and functional, split bedroom floor plan with a breakfast bar overlooking large eat-in kitchen. Electric smooth top range. Walk-in closets in all bedrooms and bedrooms are all good sizes. Double vanity, corner soaking tub, and separate shower in owner's bath. Fresh, neutral paint throughout. Extra laundry room nook perfect for an upright freezer. Relaxing decks on the front and rear of home. 12x16 storage building. Gibson Connect internet service. Recent survey on file.

22. 2024-01-08
    listed $144,900 Active 673-char remark

    Show marketing remark (673 chars)

    Cute and well-maintained 1-level, 3 bedroom 2 bath mfr home sitting on 1.06 acres outside the city limits of Trenton, in the Cades community, in between Trenton and Milan. Low taxes-$404.62/yr. Open and functional, split bedroom floor plan with a breakfast bar overlooking large eat-in kitchen. Electric smooth top range. Walk-in closets in all bedrooms and bedrooms are all good sizes. Double vanity, corner soaking tub, and separate shower in owner's bath. Fresh, neutral paint throughout. Extra laundry room nook perfect for an upright freezer. Relaxing decks on the front and rear of home. 12x16 storage building. Gibson Connect internet service. Recent survey on file.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$350/yr (+$29/mo · 97.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $13,890
• − Mortgage interest: −$5,596
• − Property taxes: −$359
• − Insurance: −$500
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,906
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,274/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: Trenton
• NCES district ID: 4704100
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $33,930
• Composite: 19.7/100
• National rank: #8723
• State rank: #99 of 139 in TN

Livability — Trenton

• Score: 51/100
• State rank: #408
• US rank: #25391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,163

Population outlook (Gibson County) Hauer SSP2

• Today (2025): 48,793 people
• By 2030: 48,221 · -1.2%
• By 2040: 46,793 · -4.1%
• By 2050: 44,909 · -8.0%
• By 2075: 40,191 · -17.6%
• By 2100: 33,574 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 1% Portuguese 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Gibson

• 2024 margin: Solid R (+52.0) · D 23.6% · R 75.5%
• 2008→2024 swing: -23.2pp toward R · 2008: -28.8pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+47.0 2016: R+43.8 2012: R+32.1 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.72%
• Current HPI: 188.1546
• 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

-31.1% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $99,900 CWTAR
• 2026-04-02 Price Changed $109,155 CWTAR
• 2026-02-24 Price Changed $114,900 CWTAR
• 2026-01-23 Price Changed $119,000 CWTAR
• 2025-12-24 Price Changed $121,000 CWTAR
• 2025-11-14 Listed $126,000 CWTAR
• 2025-09-11 Price Changed $126,000 CWTAR
• 2024-04-10 Sold (Public Records) $130,000 Public Records
• 2024-04-09 Sold (MLS) $130,000 CWTAR
• 2024-03-01 Pending — CWTAR
• 2024-02-09 Price Changed $134,900 CWTAR
• 2024-01-08 Listed $144,900 CWTAR

Property tax history

-1.1%/yr

Latest (2025): $359 · +3.2% YoY. Source: county tax records.