1725 Euchee Rd · Spring City, TN 37880

$229,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 50 Days on market

Built 2000 0.90 ac lot

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Why this score? — see what drove the D 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 +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Discover the charm of this inviting 3-bedroom, 2-bathroom home in Ten Mile--a scenic area well-known for its exceptional water recreation and relaxed lifestyle. Whether you're searching for a starter home or a smart investment opportunity, this property offers the perfect blend of comfort and location. Situated just minutes from Euchee Marina, you'll enjoy easy access to Watts Bar Lake, a hotspot for boating, fishing, and year-round outdoor activities. Nearby, a public recreation area maintained by the Tennessee Valley Authority features a boat ramp, swimming area, playground, walking track, and picnic spots--all available at no cost. Inside, the home offers a spacious master suite complete

Key facts

• Swimming area
• Walking track
• Picnic spots

Tags

• EASY ACCESS TO WATTS BAR LAKE
• PUBLIC RECREATION AREA
• BOAT RAMP
• SWIMMING AREA
• WALKING TRACK
• PICNIC SPOTS

Property features AI

Exterior

• Parking: Off-street parking; Detached parking structure
• Utilities: Septic tank
• Home design: Detached property; 960 building area (per tax records)
• Construction: Aluminum siding; Metal siding; Frame construction
• Exterior features: Corner lot; Level lot; Country setting views

Interior

• Kitchen: Dishwasher; Refrigerator; Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump, electric); Central cooling
• Interior features: Walk-in closet(s); Cathedral ceiling(s); Eat-in kitchen; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.5% below list).
• Recommended offer: $187k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Meigs County (rural): math 16% / reading 22% proficiency, ranked #122 of 139 in TN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meigs North Elementary (math 17% / reading 22%, grade F, #654 of 952 statewide, top 72%, 434 students, 0% FRL); Meigs Middle School (math 19% / reading 21%, grade F, #198 of 333 statewide, top 61%, 390 students, 0% FRL); Meigs County High School (math 12% / reading 22%, grade F, #225 of 332 statewide, top 69%, 538 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 105 active listings in the ZIP; 94 units permitted in Meigs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Meigs County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $229k implies a 519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $186,650 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $117,867
• Equity at exit: $206,301

10-year hold

• IRR: 20.4%
• Equity multiple: 6.50×
• Total profit: $352,566
• Equity at exit: $444,897

Cash invested: $64,120 (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 37880

• Home prices YoY: 14.8%
• Active inventory: 105
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-108

Break-even live

Break-even rent $2,003

Max offer price $213,368

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $229,000 Active 50 DOM
2. 2026-06-18
   days on market $229,000 Active 49 DOM
3. 2026-06-17
   days on market $229,000 Active 48 DOM
4. 2026-06-16
   days on market $229,000 Active 47 DOM
5. 2026-06-15
   days on market $229,000 Active 46 DOM
6. 2026-06-14
   days on market $229,000 Active 44 DOM
7. 2026-06-12
   days on market $229,000 Active 43 DOM
8. 2026-06-09
   days on market $229,000 Active 40 DOM
9. 2026-06-08
   days on market $229,000 Active 39 DOM
10. 2026-06-07
    days on market $229,000 Active 38 DOM
11. 2026-06-07
    days on market $229,000 Active 37 DOM
12. 2026-06-03
    days on market $229,000 Active 34 DOM
13. 2026-06-02
    days on market $229,000 Active 33 DOM
14. 2026-06-01
    days on market $229,000 Active 32 DOM
15. 2026-05-31
    days on market $229,000 Active 31 DOM
16. 2026-05-30
    days on market $229,000 Active 30 DOM
17. 2026-04-30
    listed $229,000 Active 1362-char remark
18. 2004-09-30
    soldstatus $37,000
19. 2003-07-30
    soldstatus $22,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,398
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$6,662
• Taxable loss: −$5,255
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $-35/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: Meigs County
• NCES district ID: 4702910
• Math proficiency: 16% ▼ -18.00%
• Reading proficiency: 22% ▼ -10.00%
• Median HH income: $36,129
• Composite: 15.74/100
• National rank: #9278
• State rank: #122 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): 3,934

Population outlook (Meigs County) Hauer SSP2

• Today (2025): 11,953 people
• By 2030: 11,878 · -0.6%
• By 2040: 11,514 · -3.7%
• By 2050: 10,946 · -8.4%
• By 2075: 9,639 · -19.4%
• By 2100: 8,171 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 6% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meigs

• 2024 margin: Solid R (+67.5) · D 15.9% · R 83.4%
• 2008→2024 swing: -33.9pp toward R · 2008: -33.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+62.5 2016: R+57.5 2012: R+39.5 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 43.20%
• Current HPI: 335.0341
• 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

+940.9% since first listed

3 events — show timeline

• 2026-04-30 Listed $229,000 Knoxville MLS
• 2004-09-30 Sold (Public Records) $37,000 Public Records
• 2003-07-30 Sold (Public Records) $22,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $119 · +0.0% YoY. Source: county tax records.