816 Childress Ave · Sweetwater, TN 37874

$229,900

4 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 17 Days on market

Built 2014 0.87 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.3/5.0
• 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

Nice spacious mobile home in Sweetwater city limits.

Key facts

• Metal utility shed
• Walk-in closets
• Outdoor space

Tags

• OPEN-CONCEPT FLOOR PLAN
• WALK-IN CLOSETS
• ACCESSIBLE FRONT ENTRANCE
• METAL UTILITY SHED
• OUTDOOR SPACE
• SCENIC COUNTRYSIDE VIEWS

Property features AI

Finance

• Other: Property listed as residential / manufactured home (single family residence); Lot approximately 0.87 acres (approx. dimensions 50.01 x 352.43 irregular); Road access via public maintained city street with asphalt surface
• HOA & community: No community features listed

Exterior

• Parking: Driveway; Gravel parking; Off-street parking
• Security: Accessible design improves safety and ease of entry
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Manufactured home; Single-story; Accessible entrance, hallways, central living area, kitchen, and common areas; Accessible approach with ramp
• Construction: Vinyl siding; Shingle roof; Block foundation; Built as a manufactured house
• Exterior features: Front porch; Rain gutters; Yard with front and back yard; Gentle sloping lot; Shed(s) and outdoor storage

Interior

• Kitchen: Built-in electric range; Built-in electric oven; Built-in refrigerator; Electric oven; Electric cooktop; Free-standing refrigerator; Dishwasher; Exhaust fan; Pantry (kitchen storage)
• Bedrooms: Accessible bedroom(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Exhaust fan for ventilation; Central air conditioning; Electric water heater
• Interior features: Eat-in kitchen; Pantry; Storage; Walk-in closets; Blinds; Insulated windows; Window screens; Satellite dish
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.1% in Sweetwater — 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 66/100 on livability (#134 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Sweetwater (rural): math 25% / reading 24% proficiency, ranked #94 of 139 in TN (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Elementary (math 40% / reading 35%, grade F, #269 of 952 statewide, top 28%, 299 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 38% at this address vs 24% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Sweetwater average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 157 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $230k implies a 135% gain — meaningful room to come down on a strong offer.

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 $226,451 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.7

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,564
• Equity at exit: $34,279

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $42,262
• Equity at exit: $19,878

Cash invested: $64,372 (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 37874

• Home prices YoY: -5.4%
• Active inventory: 137
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $546

Break-even live

Break-even rent $1,804

Max offer price $229,900

Occupancy floor 73%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Stratford Ave Sweetwater, TN	3.0	2.0	1500	$2,495	$1.66	23d	1	0.93mi

Listing history 14 events

1. 2026-06-18
   days on market $229,900 Active 17 DOM
2. 2026-06-17
   days on market $229,900 Active 16 DOM
3. 2026-06-16
   days on market $229,900 Active 15 DOM
4. 2026-06-16
   price $229,900 Active 14 DOM
5. 2026-06-15
   days on market $260,000 Active 14 DOM
6. 2026-06-13
   days on market $260,000 Active 12 DOM
7. 2026-06-12
   days on market $260,000 Active 11 DOM
8. 2026-06-09
   days on market $260,000 Active 8 DOM
9. 2026-06-08
   days on market $260,000 Active 7 DOM
10. 2026-06-08
    days on market $260,000 Active 6 DOM
11. 2026-06-07
    days on market $260,000 Active 5 DOM
12. 2026-06-03
    days on market $260,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $260,000 Active 1 DOM

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$144/yr (+$12/mo · 9.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$12,878
• − Property taxes: −$1,488
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,688
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $5,841/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: Sweetwater
• NCES district ID: 4704050
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $36,993
• Composite: 20.41/100
• National rank: #8586
• State rank: #94 of 139 in TN

Livability — Sweetwater

• Score: 66/100
• State rank: #134
• US rank: #12256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TN
• City population: 16,640
• Population (ZIP): 16,640

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 47,571 people
• By 2030: 48,155 · +1.2%
• By 2040: 48,772 · +2.5%
• By 2050: 48,698 · +2.4%
• By 2075: 48,558 · +2.1%
• By 2100: 47,543 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -38.3pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+62.6 2016: R+59.7 2012: R+45.0 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.36%
• Current HPI: 336.2084
• 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

+174.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $260,000 GCAR
• 2019-07-22 Sold (MLS) $98,000 Knoxville MLS
• 2019-06-18 Contingent — Knoxville MLS
• 2019-05-29 Listed $94,900 Knoxville MLS

Property tax history

+31.7%/yr

Latest (2025): $1,488 · -0.0% YoY. Source: county tax records.