416 Walker Ridge Rd · Big Rock, TN 37023

$140,000

4 bd · 2.0 ba · 1,976 sqft · Manufactured public records · 81 Days on market

Built 1996 0.93 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +6.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

Key facts

• 0.93 acre lot
• Built 1996
• Listed 81 days

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No covered parking reported; No parking total reported
• Utilities: Well water; Septic tank; Electricity available
• Home design: Residential modular home; One level
• Construction: Constructed with structural insulated panels; Pillar/post/pier foundation; Existing (year built details not specified)
• Exterior features: Covered porch; Covered patio

Interior

• Kitchen: Electric oven and range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat pump; Central electric air conditioning
• Interior features: Electric oven and electric range; Dishwasher; Refrigerator
• Laundry & utility: Has heating and cooling systems

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stewart County (rural): math 36% / reading 35% proficiency, ranked #30 of 139 in TN (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Stewart Elementary (math 47% / reading 42%, grade F, #164 of 952 statewide, top 19%, 432 students, 0% FRL); Stewart Co High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 627 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 15 units permitted in Stewart County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($968 loan paydown + $3k appreciation (2.4% local appreciation)).
• Stewart County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.94×
• Total profit: $36,824
• Equity at exit: $57,988

10-year hold

• IRR: 19.1%
• Equity multiple: 3.61×
• Total profit: $102,406
• Equity at exit: $85,684

Cash invested: $39,200 (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 37023

• Home prices YoY: 0.9%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $387

Break-even live

Break-even rent $1,064

Max offer price $140,000

Occupancy floor 70%

Sensitivity live

Price	-10% $467	-5% $427	+0% $387	+5% $348	+10% $308
Rent	-10% $265	-5% $326	+0% $387	+5% $449	+10% $510
Rate	-1.0pp $458	-0.5pp $423	base $387	+0.5pp $351	+1.0pp $314

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $140,000 Active 81 DOM
2. 2026-06-18
   days on market $140,000 Active 79 DOM
3. 2026-06-17
   days on market $140,000 Active 78 DOM
4. 2026-06-16
   days on market $140,000 Active 77 DOM
5. 2026-06-15
   days on market $140,000 Active 76 DOM
6. 2026-06-13
   days on market $140,000 Active 74 DOM
7. 2026-06-12
   days on market $140,000 Active 73 DOM
8. 2026-06-09
   days on market $140,000 Active 70 DOM
9. 2026-06-08
   days on market $140,000 Active 69 DOM
10. 2026-06-08
    days on market $140,000 Active 68 DOM
11. 2026-06-07
    days on market $140,000 Active 67 DOM
12. 2026-06-03
    days on market $140,000 Active 64 DOM
13. 2026-06-02
    days on market $140,000 Active 63 DOM
14. 2026-06-01
    days on market $140,000 Active 62 DOM
15. 2026-05-31
    days on market $140,000 Active 61 DOM
16. 2026-04-22
    price $150,000
17. 2026-03-31
    listed $155,000 Active

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

18. 2026-03-31
    historical 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

19. 2026-03-30
    price $155,000 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

20. 2026-02-19
    price $160,000 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

21. 2026-01-14
    status Active 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

22. 2026-01-05
    historical Active Under Contract 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

23. 2025-10-17
    listed $165,000 Active 362-char remark

    Show marketing remark (362 chars)

    SELLING AS IS- Enjoy peaceful country piece of land with this spacious 4-bedroom, 2-bath manufactured home sitting on a almost an acre lot in scenic Big Rock, Tennessee. This property offers the perfect blend of privacy and space, or use the land and create your own custom home from ground up. Shared well on property. Currently being used as a rental property.

24. 2025-07-01
    soldstatus $475,000 Closed 723-char remark

    Show marketing remark (723 chars)

    This SECLUDED 16-acre farm comes with a 3 bed, 2 bath Barndominium that backs up to Fort Campbell property, providing a quiet off-grid serenity with an abundance of wildlife. The property is fully fenced and ready for livestock; horses, cattle, chickens, pigs etc. Additional structures: pole barn with dry roof, 8x16 chicken house, outdoor shed, a stocked pond, hunting blind. Barndo has new LVP flooring, LARGE master bedroom with fully remodeled master bathroom ensuite, new roof June 2024, new HVAC 2022 and new light fixtures. New TV/sound bar in living room to remain. Barndo was built to be handicap accessible. Washer/Dryer remain. No HOA /RESTRICTIONS. Schedule your showing today, and bring your walking boots!

25. 2025-06-10
    historical Active Under Contract 723-char remark

    Show marketing remark (723 chars)

    This SECLUDED 16-acre farm comes with a 3 bed, 2 bath Barndominium that backs up to Fort Campbell property, providing a quiet off-grid serenity with an abundance of wildlife. The property is fully fenced and ready for livestock; horses, cattle, chickens, pigs etc. Additional structures: pole barn with dry roof, 8x16 chicken house, outdoor shed, a stocked pond, hunting blind. Barndo has new LVP flooring, LARGE master bedroom with fully remodeled master bathroom ensuite, new roof June 2024, new HVAC 2022 and new light fixtures. New TV/sound bar in living room to remain. Barndo was built to be handicap accessible. Washer/Dryer remain. No HOA /RESTRICTIONS. Schedule your showing today, and bring your walking boots!

26. 2025-04-02
    status Pending 723-char remark

    Show marketing remark (723 chars)

    This SECLUDED 16-acre farm comes with a 3 bed, 2 bath Barndominium that backs up to Fort Campbell property, providing a quiet off-grid serenity with an abundance of wildlife. The property is fully fenced and ready for livestock; horses, cattle, chickens, pigs etc. Additional structures: pole barn with dry roof, 8x16 chicken house, outdoor shed, a stocked pond, hunting blind. Barndo has new LVP flooring, LARGE master bedroom with fully remodeled master bathroom ensuite, new roof June 2024, new HVAC 2022 and new light fixtures. New TV/sound bar in living room to remain. Barndo was built to be handicap accessible. Washer/Dryer remain. No HOA /RESTRICTIONS. Schedule your showing today, and bring your walking boots!

27. 2025-03-06
    listed $475,000 Active 723-char remark

    Show marketing remark (723 chars)

    This SECLUDED 16-acre farm comes with a 3 bed, 2 bath Barndominium that backs up to Fort Campbell property, providing a quiet off-grid serenity with an abundance of wildlife. The property is fully fenced and ready for livestock; horses, cattle, chickens, pigs etc. Additional structures: pole barn with dry roof, 8x16 chicken house, outdoor shed, a stocked pond, hunting blind. Barndo has new LVP flooring, LARGE master bedroom with fully remodeled master bathroom ensuite, new roof June 2024, new HVAC 2022 and new light fixtures. New TV/sound bar in living room to remain. Barndo was built to be handicap accessible. Washer/Dryer remain. No HOA /RESTRICTIONS. Schedule your showing today, and bring your walking boots!

28. 2019-09-25
    soldstatus $223,000
29. 2019-09-20
    soldstatus $223,000 Closed
30. 2019-08-13
    historical Contingent - Inspection
31. 2019-07-26
    listed $250,000 Active
32. 1996-02-24
    soldstatus $18,700
33. 1995-11-27
    soldstatus $22,500

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$422/yr (+$35/mo · 73.8%)

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

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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,648
• − Mortgage interest: −$7,842
• − Property taxes: −$572
• − Insurance: −$700
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,073
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $4,055/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: Stewart County
• NCES district ID: 4703960
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,035
• Composite: 29.92/100
• National rank: #6383
• State rank: #30 of 139 in TN

Livability — Big Rock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,678

Population outlook (Stewart County) Hauer SSP2

• Today (2025): 13,019 people
• By 2030: 12,780 · -1.8%
• By 2040: 12,152 · -6.7%
• By 2050: 11,484 · -11.8%
• By 2075: 10,249 · -21.3%
• By 2100: 9,338 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 8% Lithuanian 6% Serbian 4%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stewart

• 2024 margin: Solid R (+63.9) · D 17.5% · R 81.4% · Other 1.1%
• 2008→2024 swing: -55.1pp toward R · 2008: -8.8pp · 2024: -63.9pp
• All cycles: 2024: R+63.9 2020: R+59.0 2016: R+50.0 2012: R+17.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 254.3478
• 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

+566.7% since first listed

18 events — show timeline

• 2026-04-22 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-03-31 Listed $155,000 REALTRACS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-30 Price Changed $155,000 REALTRACS as Distributed by MLS Grid
• 2026-02-19 Price Changed $160,000 REALTRACS as Distributed by MLS Grid
• 2026-01-14 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-05 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-10-17 Listed $165,000 REALTRACS as Distributed by MLS Grid
• 2025-07-01 Sold (MLS) $475,000 REALTRACS as Distributed by MLS Grid
• 2025-06-10 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-04-02 Pending — REALTRACS as Distributed by MLS Grid
• 2025-03-06 Listed $475,000 REALTRACS as Distributed by MLS Grid
• 2019-09-25 Sold (Public Records) $223,000 Public Records
• 2019-09-20 Sold (MLS) $223,000 REALTRACS as Distributed by MLS Grid
• 2019-08-13 Contingent — REALTRACS as Distributed by MLS Grid
• 2019-07-26 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 1996-02-24 Sold (Public Records) $18,700 Public Records
• 1995-11-27 Sold (Public Records) $22,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $572 · +0.0% YoY. Source: county tax records.