215 Westerly Dr · Mosheim, TN 37818

$199,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 19 Days on market

Built 2023 0.47 ac lot ↓ 17% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.7/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

Key facts

• Large backyard
• Spacious lot
• Concrete driveway

Tags

• SPACIOUS LOT
• LARGE BACKYARD
• CONCRETE DRIVEWAY
• WELL-APPOINTED KITCHEN
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured house; Single-family residence; R1 zoning; Located in the Duncan Heights subdivision
• Construction: Vinyl siding
• Exterior features: Level lot; Shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Heat pump
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (39.1% below list).
• Recommended offer: $122k (39.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.3% in Mosheim — 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 58/100 on livability (#314 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: employment D, crime F, amenities F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mosheim Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 721 students, 0% FRL); West Greene Middle Schools (math 18% / reading 16%, grade F, #219 of 333 statewide, top 66%, 360 students, 0% FRL); West Greene High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 516 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $121,758 (39.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $93,360
• Equity at exit: $180,086

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $286,876
• Equity at exit: $388,362

Cash invested: $55,972 (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 37818

• Home prices YoY: 21.1%
• Active inventory: 40
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-242

Break-even live

Break-even rent $1,524

Max offer price $157,130

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-12
   statusdays on market $199,900 Pending 19 DOM
2. 2026-06-09
   days on market $199,900 Active 16 DOM
3. 2026-06-08
   days on market $199,900 Active 15 DOM
4. 2026-06-07
   days on market $199,900 Active 14 DOM
5. 2026-06-05
   days on market $199,900 Active 11 DOM
6. 2026-06-02
   days on market $199,900 Active 9 DOM
7. 2026-06-01
   days on market $199,900 Active 8 DOM
8. 2026-05-31
   days on market $199,900 Active 7 DOM
9. 2026-05-30
   days on market $199,900 Active 6 DOM
10. 2026-05-25
    listed $199,900 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

11. 2026-05-25
    listed $199,900 Active

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

12. 2026-05-22
    soldstatus $199,900 Closed 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

13. 2026-05-22
    soldstatus $199,900 Closed

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

14. 2026-05-22
    soldstatus $199,900 Closed

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

15. 2026-05-22
    soldstatus $199,900 Closed

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

16. 2026-05-08
    historical Active Under Contract
17. 2026-05-08
    historical Pending - Continue to Show
18. 2026-05-06
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

19. 2026-05-06
    status Pending

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

20. 2026-05-06
    price $193,500 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

21. 2026-05-02
    price $193,500
22. 2026-03-19
    listed $215,000 Active
23. 2026-03-18
    listed $215,000 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

24. 2026-03-18
    listed $215,000 Active

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

25. 2026-03-18
    listed $215,000 Active

    Show marketing remark (760 chars)

    Welcome home to this like-new manufactured home offering 3 bedrooms and 2 full baths, perfectly situated on a spacious 0.47-acre lot. This home is in new condition and provides comfortable, modern living with an open and functional floor plan. Enjoy a large backyard--ideal for entertaining, pets, gardening, or future outdoor additions--along with a concrete driveway for convenient parking. Inside, the layout offers generous living space, a well-appointed kitchen, and a private primary suite with a full bath. Plenty of room inside and out, this property is perfect for those seeking space, affordability, and move-in-ready condition. Whether you're a first-time buyer, downsizing, or investing, this home checks all the boxes. Schedule your showing today!

26. 2024-11-30
    historical
27. 2024-04-09
    listed $215,000 Active
28. 2024-04-04
    historical
29. 2023-05-19
    soldstatus $199,900 Closed
30. 2023-04-05
    historical Active Under Contract
31. 2023-03-22
    price $199,900
32. 2023-03-14
    status Active
33. 2023-03-06
    historical Active Under Contract
34. 2023-02-15
    price $209,900
35. 2023-01-23
    price $219,900
36. 2023-01-06
    price $229,900
37. 2022-12-02
    listed $239,900 Active

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$550/yr (+$46/mo · 63.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,611
• − Mortgage interest: −$11,198
• − Property taxes: −$869
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$5,815
• Taxable loss: −$6,608
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $-1,319/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Mosheim

• Score: 58/100
• State rank: #314
• US rank: #21396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mosheim, TN
• City population: 5,407
• Population (ZIP): 5,407

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 0%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.51%
• Current HPI: 438.6264
• 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

-16.7% since first listed

28 events — show timeline

• 2026-05-25 Listed $199,900 LAAR
• 2026-05-25 Listed $199,900 TVRMLS
• 2026-05-22 Sold (MLS) $199,900 Knoxville MLS
• 2026-05-22 Sold (MLS) $199,900 LAAR
• 2026-05-22 Sold (MLS) $199,900 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Sold (MLS) $199,900 TVRMLS
• 2026-05-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-08 Contingent — Knoxville MLS
• 2026-05-06 Pending — TVRMLS
• 2026-05-06 Pending — LAAR
• 2026-05-06 Price Changed $193,500 TVRMLS
• 2026-05-02 Price Changed $193,500 LAAR
• 2026-03-19 Listed $215,000 REALTRACS as Distributed by MLS Grid
• 2026-03-18 Listed $215,000 Knoxville MLS
• 2026-03-18 Listed $215,000 LAAR
• 2026-03-18 Listed $215,000 TVRMLS
• 2024-11-30 Listing Removed — Knoxville MLS
• 2024-04-09 Listed $215,000 Knoxville MLS
• 2024-04-04 Coming Soon — Knoxville MLS
• 2023-05-19 Sold (MLS) $199,900 TVRMLS
• 2023-04-05 Contingent — TVRMLS
• 2023-03-22 Price Changed $199,900 TVRMLS
• 2023-03-14 Relisted — TVRMLS
• 2023-03-06 Contingent — TVRMLS
• 2023-02-15 Price Changed $209,900 TVRMLS
• 2023-01-23 Price Changed $219,900 TVRMLS
• 2023-01-06 Price Changed $229,900 TVRMLS
• 2022-12-02 Listed $239,900 TVRMLS

Property tax history

+26.2%/yr

Latest (2025): $869 · +0.0% YoY. Source: county tax records.