100 First St · Obion, TN 38240

$45,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 83 Days on market

Built 1991 0.30 ac lot $46/sqft · 54% below area ↓ 40% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER! Don’t miss out on this investor special! You have two manufactured homes and two sheds on one spacious lot! With some TLC or a complete tear-down and rebuild, you can create two great rental properties or a beautiful place of your own to call home!

Key facts

• 0.3 acre lot
• Built 1991
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#233 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Obion County (rural): math 40% / reading 37% proficiency, ranked #17 of 139 in TN (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 21 units permitted in Obion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.0% local appreciation)).
• Obion County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.23% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.01%
• DSCR: 3.23
• GRM: 3.7

CMA / ARV

• ARV (median comp): $100,000
• List price: $45,000
• Delta: -55.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 4.29×
• Total profit: $41,400
• Equity at exit: $22,940

10-year hold

• IRR: 55.0%
• Equity multiple: 8.74×
• Total profit: $97,491
• Equity at exit: $37,621

Cash invested: $12,600 (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 38240

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $525

Break-even live

Break-even rent $338

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $45,000 Active 83 DOM
2. 2026-06-18
   days on market $45,000 Active 82 DOM
3. 2026-06-17
   days on market $45,000 Active 81 DOM
4. 2026-06-16
   days on market $45,000 Active 80 DOM
5. 2026-06-15
   days on market $45,000 Active 79 DOM
6. 2026-06-14
   days on market $45,000 Active 77 DOM
7. 2026-06-12
   days on market $45,000 Active 76 DOM
8. 2026-06-09
   days on market $45,000 Active 73 DOM
9. 2026-06-08
   days on market $45,000 Active 72 DOM
10. 2026-06-07
    days on market $45,000 Active 71 DOM
11. 2026-06-07
    days on market $45,000 Active 70 DOM
12. 2026-06-04
    days on market $45,000 Active 67 DOM
13. 2026-06-02
    days on market $45,000 Active 66 DOM
14. 2026-06-01
    days on market $45,000 Active 65 DOM
15. 2026-05-31
    days on market $45,000 Active 64 DOM
16. 2026-05-31
    days on market $45,000 Active 63 DOM
17. 2026-04-14
    status Active 272-char remark

    Show marketing remark (272 chars)

    MOTIVATED SELLER! Don’t miss out on this investor special! You have two manufactured homes and two sheds on one spacious lot! With some TLC or a complete tear-down and rebuild, you can create two great rental properties or a beautiful place of your own to call home!

18. 2026-01-23
    status Pending 272-char remark

    Show marketing remark (272 chars)

    MOTIVATED SELLER! Don’t miss out on this investor special! You have two manufactured homes and two sheds on one spacious lot! With some TLC or a complete tear-down and rebuild, you can create two great rental properties or a beautiful place of your own to call home!

19. 2026-01-05
    listed $45,000 Active 272-char remark

    Show marketing remark (272 chars)

    MOTIVATED SELLER! Don’t miss out on this investor special! You have two manufactured homes and two sheds on one spacious lot! With some TLC or a complete tear-down and rebuild, you can create two great rental properties or a beautiful place of your own to call home!

20. 2025-08-10
    price $53,900
21. 2025-06-21
    price $59,900
22. 2025-04-22
    price $69,900
23. 2025-03-17
    price $74,900

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $320 · $27/mo
• Expected delta: +$172/yr (+$14/mo · 117.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,032
• − Mortgage interest: −$2,521
• − Property taxes: −$147
• − Insurance: −$225
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,309
• Taxable income: $5,905
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $4,884/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: Obion County
• NCES district ID: 4703270
• Math proficiency: 40% ▲ 2.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $41,678
• Composite: 32.48/100
• National rank: #5710
• State rank: #17 of 139 in TN

Livability — Obion

• Score: 62/100
• State rank: #233
• US rank: #17215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Obion, TN
• Population (ZIP): 1,760

Population outlook (Obion County) Hauer SSP2

• Today (2025): 28,434 people
• By 2030: 27,100 · -4.7%
• By 2040: 24,381 · -14.3%
• By 2050: 22,043 · -22.5%
• By 2075: 18,236 · -35.9%
• By 2100: 16,435 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Serbian 2% Lithuanian 2% European 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Obion

• 2024 margin: Solid R (+64.9) · D 17.2% · R 82.1%
• 2008→2024 swing: -30.8pp toward R · 2008: -34.1pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+60.6 2016: R+58.1 2012: R+44.7 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 207.6204
• 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

-39.9% since first listed

7 events — show timeline

• 2026-04-14 Relisted — RRAR as distributed by MLS GRID
• 2026-01-23 Pending — RRAR as distributed by MLS GRID
• 2026-01-05 Listed $45,000 RRAR as distributed by MLS GRID
• 2025-08-10 Price Changed $53,900 RRAR as distributed by MLS GRID
• 2025-06-21 Price Changed $59,900 RRAR as distributed by MLS GRID
• 2025-04-22 Price Changed $69,900 RRAR as distributed by MLS GRID
• 2025-03-17 Price Changed $74,900 RRAR as distributed by MLS GRID

Property tax history

-4.2%/yr

Latest (2025): $147 · +0.0% YoY. Source: county tax records.