None · Big Sandy, TN 38221

$145,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 66 Days on market

Built 1997 Fair condition 0.36 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 +11.2/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

This three-bedroom two bath house is located close to Kentucky lake. On quiet street, nice level lot. Storage building in the back. New roof in 2025 and new awning covers over front and back decks in 2025. Fireplace in living room.

Key facts

• Quiet street
• Storage building
• Level lot

Tags

• KENTUCKY LAKE
• QUIET STREET
• LEVEL LOT
• STORAGE BUILDING
• NEW ROOF
• AWNING COVERS

Property features AI

Finance

• Other: Property type: Mobile Home (Residential)

Exterior

• Parking: 1 total parking space; 1 covered space; Detached carport (1 space); Open gravel parking
• Utilities: Public water; Private sewer; Cable available
• Home design: Mobile home (double wide); Residential property; City lot; Paved road access
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Front porch; Rear porch; Storage; No fencing specified (none)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• 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: Cathedral ceilings; Insulated windows; Fireplace (1)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (17.3% below list).
• Recommended offer: $120k (17.3% below list) — sets the bar for 1% rule.

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: schools F, crime F, amenities 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.
• 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 $10k of equity ($1k loan paydown + $9k 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.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,872 (17.3% 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 66 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

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: 12.4%
• Equity multiple: 1.83×
• Total profit: $33,880
• Equity at exit: $90,831

10-year hold

• IRR: 13.1%
• Equity multiple: 3.61×
• Total profit: $105,912
• Equity at exit: $164,439

Cash invested: $40,600 (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 38221

• Home prices YoY: 2.7%
• Active inventory: 93
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-122

Break-even live

Break-even rent $1,353

Max offer price $127,414

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-71	+0% $-122	+5% $-172	+10% $-222
Rent	-10% $-216	-5% $-169	+0% $-122	+5% $-74	+10% $-27
Rate	-1.0pp $-49	-0.5pp $-85	base $-122	+0.5pp $-159	+1.0pp $-197

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $145,000 Active 66 DOM
2. 2026-06-18
   days on market $145,000 Active 64 DOM
3. 2026-06-17
   days on market $145,000 Active 63 DOM
4. 2026-06-16
   days on market $145,000 Active 62 DOM
5. 2026-06-15
   days on market $145,000 Active 61 DOM
6. 2026-06-13
   days on market $145,000 Active 59 DOM
7. 2026-06-12
   days on market $145,000 Active 58 DOM
8. 2026-06-09
   days on market $145,000 Active 55 DOM
9. 2026-06-08
   days on market $145,000 Active 54 DOM
10. 2026-06-08
    days on market $145,000 Active 53 DOM
11. 2026-06-07
    days on market $145,000 Active 52 DOM
12. 2026-06-04
    days on market $145,000 Active 49 DOM
13. 2026-06-02
    days on market $145,000 Active 48 DOM
14. 2026-06-01
    days on market $145,000 Active 47 DOM
15. 2026-05-31
    days on market $145,000 Active 46 DOM
16. 2026-04-15
    listed $145,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,385
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,218
• Taxable loss: −$3,955
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $-509/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its appearance and functionality, with a focus on the kitchen and bathrooms.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet in living room — improves comfort and appearance
• Both update kitchen cabinetry — modernizes the space and increases functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet in living room — improves comfort and appearance ↑
• Both update kitchen cabinetry — modernizes the space and increases functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Big Sandy, TN
• 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

1 event — show timeline

• 2026-04-15 Listed $145,000 TVAR