10 Mcnabb Ln · Lafayette, TN 37083

$79,900

None bd · None ba · — sqft · Manufactured · 12 Days on market

0.79 ac lot ↓ 11% since listing

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Why this score? — see what drove the F 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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

new 3 Bedroom 2 Bath home with open floor plan custom cabinets plus extra cabinets t/o. fireplace in the living room large master suite with a tile oversized shower and a walk-in closet. sitting on nice lot just outside of town close to the golf course and restaurants and shopping.

Key facts

• Multi family
• .79 of an acre
• Zoned r2

Tags

• .79 OF AN ACRE
• ZONED R2
• MULTI FAMILY

Property features AI

Finance

• Other: Lot size approximately 0.6 acre (survey)

Exterior

• Parking: Four open parking spaces (total parking 4, no covered spaces)
• Utilities: Public water; Septic tank; Electric service
• Home design: Manufactured on land (residential); One-story
• Construction: Vinyl siding; Asphalt roof; Block foundation; Existing year built; One level
• Exterior features: Level lot; Water available

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on main level); Primary bedroom approx. 13 x 14; Two additional bedrooms approx. 11 x 10 with extra-large closets
• Flooring: Concrete floors; Laminate floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairlane Elementary (532 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 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: 179 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $160k (67%) 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.

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. 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?
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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

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: 4.4%
• Equity multiple: 1.37×
• Total profit: $8,348
• Equity at exit: $71,980

10-year hold

• IRR: 7.6%
• Equity multiple: 3.33×
• Total profit: $52,238
• Equity at exit: $155,228

Cash invested: $22,372 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 179

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-552

Break-even live

Break-even rent $699

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-525	+0% $-552	+5% $-580	+10% $-607
Rent	-10% $-552	-5% $-552	+0% $-552	+5% $-552	+10% $-552
Rate	-1.0pp $-512	-0.5pp $-532	base $-552	+0.5pp $-573	+1.0pp $-594

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $79,900 Active 12 DOM
2. 2026-06-18
   days on market $79,900 Active 10 DOM
3. 2026-06-17
   days on market $79,900 Active 9 DOM
4. 2026-06-16
   days on market $79,900 Active 8 DOM
5. 2026-06-15
   days on market $79,900 Active 7 DOM
6. 2026-06-13
   days on market $79,900 Active 5 DOM
7. 2026-06-12
   days on market $79,900 Active 4 DOM
8. 2026-06-09
   pricedays on marketlisting id $79,900 Active 1 DOM
9. 2026-06-08
   days on market $239,900 Active 20 DOM
10. 2026-06-08
    days on market $239,900 Active 19 DOM
11. 2026-06-07
    days on market $239,900 Active 18 DOM
12. 2026-06-03
    days on market $239,900 Active 15 DOM
13. 2026-06-02
    days on market $239,900 Active 14 DOM
14. 2026-06-01
    days on market $239,900 Active 13 DOM
15. 2026-05-31
    days on market $239,900 Active 12 DOM
16. 2026-05-19
    price $239,900
17. 2026-05-19
    listed $239,900 Active
18. 2026-05-19
    historical
19. 2026-04-03
    status Active
20. 2026-04-02
    historical Active Under Contract
21. 2026-02-26
    listed $249,900 Active
22. 2026-02-26
    historical
23. 2026-02-21
    price $249,900
24. 2026-01-19
    price $259,900
25. 2026-01-12
    status Active
26. 2026-01-10
    historical
27. 2025-11-07
    listed $269,900 Active
28. 2025-10-30
    price $269,900
29. 2025-10-29
    historical

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$2,324
• Taxable loss: −$8,398
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-4,611/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: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

-11.1% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $239,900 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Listed $239,900 REALTRACS as Distributed by MLS Grid
• 2026-05-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-02 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-26 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-21 Price Changed $249,900 REALTRACS as Distributed by MLS Grid
• 2026-01-19 Price Changed $259,900 REALTRACS as Distributed by MLS Grid
• 2026-01-12 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-07 Listed $269,900 REALTRACS as Distributed by MLS Grid
• 2025-10-30 Price Changed $269,900 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Coming Soon — REALTRACS as Distributed by MLS Grid