1033 Pollard Rd · Doyle, TN 38587

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 3 Days on market

Built 1996 0.80 ac lot Est $62k · 37% over

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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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

It ain't pretty but everything is there! Situated on nearly an acre lot and surrounded by pasture views in a private setting, this 1996 model 16X80 has most of the important parts in place. Septic, electric, water and driveway are there. Property is completely unrestricted so you can choose to go in and remodel, or give it away and put a new house in place. Possibly a Tiny House, manufactured home or site built. Location is great. Just 16 minutes out of Sparta. New homes are being built all over the surrounding area so the area is growing. If you're looking for a future rental or teardown and rebuild in a quiet rural setting here you go. Put on your work close and come have a look. Come on Home!

Key facts

• Investment property
• Spacious lot
• Secluded property

Tags

• SECLUDED PROPERTY
• PEACEFUL SETTING
• SPACIOUS LOT
• INVESTMENT PROPERTY
• FIXER-UPPER PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.5% vs local median 1.8% in Doyle — 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 61/100 on livability (#243 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• White County (rural): math 31% / reading 31% proficiency, ranked #56 of 139 in TN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northfield Elementary School (math 37% / reading 42%, grade F, #231 of 952 statewide, top 26%, 303 students, 0% FRL); White County High School (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,103 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 active listings in the ZIP; 209 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• White County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $26k; list at $85k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $85,000

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. 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. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $62,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Pollard Rd	0.00mi	3/2.0	1,216 (0%)	1mo	$62,500	$51	99

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

Projected returns pro-forma

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

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $60,590
• Equity at exit: $76,575

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $167,228
• Equity at exit: $165,136

Cash invested: $23,800 (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 38587

• Home prices YoY: 4.2%
• Active inventory: 29
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $224

Break-even live

Break-even rent $744

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-15
   status Pending
2. 2026-04-11
   listed $85,000 Active
3. 2021-05-28
   soldstatus $26,000 704-char remark

   Show marketing remark (704 chars)

   It ain't pretty but everything is there! Situated on nearly an acre lot and surrounded by pasture views in a private setting, this 1996 model 16X80 has most of the important parts in place. Septic, electric, water and driveway are there. Property is completely unrestricted so you can choose to go in and remodel, or give it away and put a new house in place. Possibly a Tiny House, manufactured home or site built. Location is great. Just 16 minutes out of Sparta. New homes are being built all over the surrounding area so the area is growing. If you're looking for a future rental or teardown and rebuild in a quiet rural setting here you go. Put on your work close and come have a look. Come on Home!

4. 2021-04-28
   listed $23,500 704-char remark

   Show marketing remark (704 chars)

   It ain't pretty but everything is there! Situated on nearly an acre lot and surrounded by pasture views in a private setting, this 1996 model 16X80 has most of the important parts in place. Septic, electric, water and driveway are there. Property is completely unrestricted so you can choose to go in and remodel, or give it away and put a new house in place. Possibly a Tiny House, manufactured home or site built. Location is great. Just 16 minutes out of Sparta. New homes are being built all over the surrounding area so the area is growing. If you're looking for a future rental or teardown and rebuild in a quiet rural setting here you go. Put on your work close and come have a look. Come on Home!

5. 1999-04-07
   soldstatus $27,000

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,329
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,473
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,349/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: White County
• NCES district ID: 4704500
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $35,292
• Composite: 25.63/100
• National rank: #7406
• State rank: #56 of 139 in TN

Livability — Doyle

• Score: 61/100
• State rank: #243
• US rank: #17609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,169

Population outlook (White County) Hauer SSP2

• Today (2025): 27,593 people
• By 2030: 28,026 · +1.6%
• By 2040: 28,684 · +4.0%
• By 2050: 28,970 · +5.0%
• By 2075: 29,481 · +6.8%
• By 2100: 27,841 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · White

• 2024 margin: Solid R (+66.6) · D 16.3% · R 82.9%
• 2008→2024 swing: -38.3pp toward R · 2008: -28.3pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+62.7 2016: R+59.5 2012: R+37.2 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.36%
• Current HPI: 484.3386
• 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

+214.8% since first listed

5 events — show timeline

• 2026-04-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-11 Listed $85,000 REALTRACS as Distributed by MLS Grid
• 2021-05-28 Sold (MLS) $26,000 UCMLS
• 2021-04-28 Listed $23,500 UCMLS
• 1999-04-07 Sold (Public Records) $27,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $126 · +29.9% YoY. Source: county tax records.