113 Monticello Ln · Fairfield Glade, TN 38558

$127,000

2 bd · 2.0 ba · 880 sqft · Manufactured public records · 37 Days on market

Built 1998 0.29 ac lot $110/mo HOA · 6% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Budget Friendly in Fairfield Glade. . Full or part time place to call home, or rental opportunity. 2 Large Bedrooms, 2 bath. Front & Back decks to enjoy outdoor space. All appliances including Washer & Dryer. HVAC and updates since 2020. Roof 2024 Owner/Agent

Key facts

• Hvac updates
• Roof
• All appliances

Tags

• OUTDOOR SPACE
• ALL APPLIANCES
• HVAC UPDATES
• ROOF

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $110; HOA includes trash, security, and some amenities; Community amenities include golf course and security

Exterior

• Parking: 2-car garage
• Security: Community security
• Utilities: Septic tank
• Home design: Detached property; 880 building area (per tax records)
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Storage structure; Wooded lot; Located in a golf community; Wooded view; Lot dimensions approximately 90 x 126.5

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Walk-in closets; Cathedral ceilings; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.2% in Fairfield Glade — 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 (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 603 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $878 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $40k; list at $127k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.36×
• Total profit: $12,703
• Equity at exit: $24,342

10-year hold

• IRR: 16.3%
• Equity multiple: 2.47×
• Total profit: $52,156
• Equity at exit: $20,495

Cash invested: $35,560 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 603
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$110
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $441

Break-even live

Break-even rent $1,250

Max offer price $127,000

Occupancy floor 71%

Sensitivity live

Price	-10% $529	-5% $485	+0% $441	+5% $397	+10% $354
Rent	-10% $298	-5% $370	+0% $441	+5% $513	+10% $584
Rate	-1.0pp $505	-0.5pp $474	base $441	+0.5pp $408	+1.0pp $375

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 26 events

1. 2026-06-21
   days on market $127,000 Active 37 DOM
2. 2026-06-18
   days on market $127,000 Active 35 DOM
3. 2026-06-17
   days on market $127,000 Active 34 DOM
4. 2026-06-16
   days on market $127,000 Active 33 DOM
5. 2026-06-15
   days on market $127,000 Active 32 DOM
6. 2026-06-13
   days on market $127,000 Active 30 DOM
7. 2026-06-12
   days on market $127,000 Active 29 DOM
8. 2026-06-09
   days on market $127,000 Active 26 DOM
9. 2026-06-08
   days on market $127,000 Active 25 DOM
10. 2026-06-08
    days on market $127,000 Active 24 DOM
11. 2026-06-07
    days on market $127,000 Active 23 DOM
12. 2026-06-03
    days on market $127,000 Active 20 DOM
13. 2026-06-02
    days on market $127,000 Active 19 DOM
14. 2026-06-01
    days on market $127,000 Active 18 DOM
15. 2026-05-31
    days on market $127,000 Active 17 DOM
16. 2026-05-14
    listed $127,000 Active
17. 2015-11-20
    historical
18. 2015-11-06
    listed $34,500 Active
19. 2015-10-19
    historical
20. 2015-04-21
    listed $39,000 Active
21. 2015-04-21
    price $34,500
22. 2015-04-21
    price $38,000
23. 2010-06-16
    soldstatus $40,000
24. 2009-10-30
    listed $43,650
25. 2002-06-04
    listed $52,000
26. 1999-10-27
    soldstatus $44,697

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,706
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$1,320
• − Depreciation: −$3,695
• Taxable income: $3,564
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $4,440/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

+184.1% since first listed

11 events — show timeline

• 2026-05-14 Listed $127,000 Knoxville MLS
• 2015-11-20 Listing Removed — Knoxville MLS
• 2015-11-06 Listed $34,500 Knoxville MLS
• 2015-10-19 Listing Removed — Knoxville MLS
• 2015-04-21 Listed $39,000 Knoxville MLS
• 2015-04-21 Price Changed $38,000 Knoxville MLS
• 2015-04-21 Price Changed $34,500 Knoxville MLS
• 2010-06-16 Sold (MLS) $40,000 Knoxville MLS
• 2009-10-30 Listed $43,650 Knoxville MLS
• 2002-06-04 Listed $52,000 Knoxville MLS
• 1999-10-27 Sold (Public Records) $44,697 Public Records

Property tax history

-3.7%/yr

Latest (2025): $77 · +0.0% YoY. Source: county tax records.