732 County Road 754 · Calhoun, TN 37370

$187,500

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 56 Days on market

Built 2002 0.74 ac lot $142/sqft · 13% below area Est $215k · 13% under

---

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).

• ARV discount +13.3/15.0
• Cash flow +11.3/30.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy peaceful country living in this 3 bedroom, two-bathroom doublewide nestled in Riceville. With Beautiful Mountain views, this home offers a functional layout with plenty of space for country living. Perfect opportunity for first time home buyers or investors looking to add to their portfolio. Conveniently located with easy access to Cleveland while still enjoying a quiet rural setting.

Key facts

• Quiet rural setting
• Functional layout
• Mountain views

Tags

• MOUNTAIN VIEWS
• FUNCTIONAL LAYOUT
• QUIET RURAL SETTING

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Carport (2 spaces); Parking areas include concrete and gravel surfaces
• Utilities: Private well water; Septic tank; Water available; Sewer available; Electricity available and connected; Phone available
• Home design: Manufactured home; Single story
• Construction: Vinyl siding; Shingle roof; Permanent foundation; Built as a mobile home
• Exterior features: Front porch; Sloped lot; Has a view; No additional exterior structures listed

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Soaking tub; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $-68 ($-813/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (17.1% below list).
• Recommended offer: $155k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#280 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Mcminn County (rural): math 24% / reading 29% proficiency, ranked #77 of 139 in TN (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Calhoun Elementary (math 32% / reading 27%, grade F, #423 of 952 statewide, top 48%, 319 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 77 active listings in the ZIP; 45 units permitted in McMinn County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.
• Current owner paid $65k; list at $188k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,443 (17.1% 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 56 days. Have you received any prior offers? Is the seller open to a 17% 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 D-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 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $215,000
• List price: $187,500
• Delta: -12.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-34,676
• Equity at exit: $27,957

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-35,658
• Equity at exit: $16,212

Cash invested: $52,500 (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 37370

• Home prices YoY: -10.3%
• Active inventory: 77
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$983
• Tax est. 1.5%: −$234 /mo · $2,812/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-68

Break-even live

Break-even rent $1,640

Max offer price $177,693

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-3	+0% $-68	+5% $-133	+10% $-197
Rent	-10% $-191	-5% $-129	+0% $-68	+5% $-6	+10% $55
Rate	-1.0pp $27	-0.5pp $-20	base $-68	+0.5pp $-116	+1.0pp $-166

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   statusdays on market $187,500 Pending 56 DOM
2. 2026-06-19
   days on market $187,500 Active 55 DOM
3. 2026-06-18
   days on market $187,500 Active 54 DOM
4. 2026-06-17
   days on market $187,500 Active 53 DOM
5. 2026-06-16
   days on market $187,500 Active 52 DOM
6. 2026-06-15
   days on market $187,500 Active 51 DOM
7. 2026-06-14
   days on market $187,500 Active 49 DOM
8. 2026-06-12
   days on market $187,500 Active 48 DOM
9. 2026-06-09
   days on market $187,500 Active 45 DOM
10. 2026-06-08
    days on market $187,500 Active 44 DOM
11. 2026-06-07
    days on market $187,500 Active 43 DOM
12. 2026-06-07
    days on market $187,500 Active 42 DOM
13. 2026-06-03
    pricedays on market $187,500 Active 39 DOM
14. 2026-06-02
    days on market $190,000 Active 38 DOM
15. 2026-06-01
    days on market $190,000 Active 37 DOM
16. 2026-05-31
    days on market $190,000 Active 36 DOM
17. 2026-05-30
    days on market $190,000 Active 35 DOM
18. 2026-04-25
    listed $190,000 Active 393-char remark
19. 2025-10-15
    historical
20. 2025-02-27
    price $210,000
21. 2025-01-02
    listed $210,000
22. 2024-12-30
    listed $220,000 Active
23. 2024-11-22
    historical Pending - Continue to Show
24. 2024-11-22
    historical
25. 2024-11-13
    listed $212,000 Active
26. 2024-09-25
    historical
27. 2024-07-15
    price $214,500
28. 2024-04-29
    listed $220,000 Active
29. 2019-08-05
    soldstatus $65,000
30. 2002-10-02
    soldstatus $17,400
31. 2002-10-02
    soldstatus $17,400
32. 2000-12-04
    soldstatus $16,500

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,653
• − Mortgage interest: −$10,503
• − Property taxes: −$2,812
• − Insurance: −$938
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$5,455
• Taxable loss: −$4,039
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $156/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: Mcminn County
• NCES district ID: 4702820
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,622
• Composite: 22.49/100
• National rank: #8099
• State rank: #77 of 139 in TN

Livability — Calhoun

• Score: 59/100
• State rank: #280
• US rank: #19792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,054
• Population (ZIP): 5,244

Population outlook (McMinn County) Hauer SSP2

• Today (2025): 53,766 people
• By 2030: 54,098 · +0.6%
• By 2040: 54,450 · +1.3%
• By 2050: 54,202 · +0.8%
• By 2075: 55,241 · +2.7%
• By 2100: 56,399 · +4.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · McMinn

• 2024 margin: Solid R (+64.2) · D 17.5% · R 81.7%
• 2008→2024 swing: -22.3pp toward R · 2008: -41.9pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+60.6 2016: R+59.7 2012: R+46.9 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.19%
• Current HPI: 253.5229
• 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

+1036.4% since first listed

16 events — show timeline

• 2026-06-03 Price Changed $187,500 RCAOR
• 2026-04-25 Listed $190,000 RCAOR
• 2025-10-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-02-27 Price Changed $210,000 RCAOR
• 2025-01-02 Listed $210,000 REALTRACS as Distributed by MLS Grid
• 2024-12-30 Listed $220,000 RCAOR
• 2024-11-22 Contingent — Knoxville MLS
• 2024-11-22 Listing Removed — Knoxville MLS
• 2024-11-13 Listed $212,000 Knoxville MLS
• 2024-09-25 Listing Removed — Knoxville MLS
• 2024-07-15 Price Changed $214,500 Knoxville MLS
• 2024-04-29 Listed $220,000 Knoxville MLS
• 2019-08-05 Sold (Public Records) $65,000 Public Records
• 2002-10-02 Sold (Public Records) $17,400 Public Records
• 2002-10-02 Sold (Public Records) $17,400 Public Records
• 2000-12-04 Sold (Public Records) $16,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $338 · +0.0% YoY. Source: county tax records.