110 Hinkle Hill St E · Bell Buckle, TN 37020

$175,000

3 bd · 2.0 ba · 1,355 sqft · Manufactured · 4 Days on market

Built 1986 Good condition 0.30 ac lot Est $215k · 19% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Nice property has renovated Double Wide with new plumbing, new AC, new plumbing fixtures, new flooring, new 200 amp service on pole, renovated decks on front and back, and shade trees. Situated near the heart of town, this distinctive property features historic charm and a setting that reflects the rich heritage of the area. Located just minutes from the shops, restaurants, and festivals that make Bell Buckle such a special destination.

Key facts

• New plumbing
• New flooring
• New 200 amp service

Tags

• RENOVATED DOUBLE WIDE
• NEW PLUMBING
• NEW AC
• NEW PLUMBING FIXTURES
• NEW FLOORING
• NEW 200 AMP SERVICE

Property features AI

Exterior

• Parking: Four total parking spaces (all open); No covered or carport spaces
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Manufactured on land (residential); One level
• Construction: Block foundation; Renovated (year built details listed as renovated)
• Exterior features: Aluminum siding; 0.3-acre lot (per survey)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 12 x 13; Second bedroom approximately 9 x 11; Third bedroom approximately 9 x 9
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric Range; Refrigerator; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; 5 x 5 utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.5% vs local median 2.4% in Bell Buckle — 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 74/100 on livability (#19 in TN, #4,552 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities F, commute F.
• Bedford County (rural): math 24% / reading 23% proficiency, ranked #97 of 139 in TN (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cascade Elementary (math 60% / reading 44%, grade C-, #107 of 952 statewide, top 12%, 675 students, 0% FRL); Cascade High School (math 2% / reading 37%, grade F, #183 of 332 statewide, top 59%, 545 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 36% at this address vs 24% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Bedford County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 74 active listings in the ZIP; 630 units permitted in Bedford County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $625 appreciation (0.4% local appreciation)).
• Bedford County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

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. Crime grade is D 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?
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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $215,445
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 4th Ave	0.36mi	3/2.0	1,512 (+12%)	20mo	$239,900	$159	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.75×
• Total profit: $36,586
• Equity at exit: $53,963

10-year hold

• IRR: 19.4%
• Equity multiple: 3.21×
• Total profit: $108,200
• Equity at exit: $67,434

Cash invested: $49,000 (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 37020

• Home prices YoY: 0.1%
• Active inventory: 74
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $608

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 69%

Sensitivity live

Price	-10% $729	-5% $668	+0% $608	+5% $547	+10% $487
Rent	-10% $426	-5% $517	+0% $608	+5% $699	+10% $790
Rate	-1.0pp $696	-0.5pp $652	base $608	+0.5pp $562	+1.0pp $516

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $175,000 Active 4 DOM
2. 2026-06-18
   days on market $175,000 Active 3 DOM
3. 2026-06-17
   days on market $175,000 Active 2 DOM
4. 2026-06-16
   remarks 440-char remark
5. 2026-06-16
   listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $27,603
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,091
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $6,143/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 · 12 photos

Good 75/100 Cosmetic rehab

This renovated double-wide mobile home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting exterior — improves curb appeal and enhances value
• Both upgrading appliances — enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting exterior — improves curb appeal and enhances value ↑
• Both upgrading appliances — enhances functionality and appeal ↑

ⓘ 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: Bedford County
• NCES district ID: 4700180
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $41,704
• Composite: 20.03/100
• National rank: #8658
• State rank: #97 of 139 in TN

Livability — Bell Buckle

• Score: 74/100
• State rank: #19
• US rank: #4552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bell Buckle, TN
• Population (ZIP): 5,171

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 51,064 people
• By 2030: 52,954 · +3.7%
• By 2040: 56,534 · +10.7%
• By 2050: 59,482 · +16.5%
• By 2075: 65,597 · +28.5%
• By 2100: 68,030 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 4% Serbian 1% Romanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -24.5pp toward R · 2008: -33.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.9 2016: R+52.8 2012: R+40.3 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.36%
• Current HPI: 374.657
• 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

• 2026-06-15 Listed $175,000 REALTRACS as Distributed by MLS Grid