308 Mount View Dr · Hohenwald, TN 38462

$60,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 1 Days on market

Built 1996 1.09 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious corner lot of approximately one acre, 308 Mountain View Drive offers endless possibilities for investors, builders, or buyers looking to create something of their own. The existing single-wide home has been gutted and is ready for renovation, providing the opportunity to finish it as a rental property or personal residence. Prefer to start fresh? Remove the home and build your dream house on this beautiful lot. Utilities are already in place, including city water, electric, and private sewer, making future plans even more convenient. With its desirable corner location and existing infrastructure, this property is full of potential and ready for its next chapter. Prope

Key facts

• Utilities in place
• Private sewer
• One acre

Tags

• CORNER LOT
• ONE ACRE
• EXISTING SINGLE-WIDE HOME
• UTILITIES IN PLACE
• PRIVATE SEWER

Property features AI

Finance

• Financial info: Annual tax amount reported (not included per instructions)

Exterior

• Parking: No covered parking reported; No parking total reported
• Utilities: Public water; Private sewer; Water available
• Home design: Mobile home; Single-story
• Construction: Aluminum siding; Existing structure
• Exterior features: Approximately 1.09-acre lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Crawl space basement
• Laundry & utility: No built-in laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.1% vs local median 2.2% in Hohenwald — 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 66/100 on livability (#124 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Lewis County (town): math 33% / reading 30% proficiency, ranked #50 of 139 in TN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewis County Elementary (521 students, 0% FRL); Lewis Co High School (math 27% / reading 42%, grade F, #41 of 332 statewide, top 15%, 446 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 134 active listings in the ZIP; 23 units permitted in Lewis County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lewis County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $19k; list at $60k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $60,000

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. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.96%
• DSCR: 2.56
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.5%
• Equity multiple: 2.28×
• Total profit: $21,430
• Equity at exit: $8,946

10-year hold

• IRR: 37.7%
• Equity multiple: 4.49×
• Total profit: $58,709
• Equity at exit: $5,188

Cash invested: $16,800 (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 38462

• Home prices YoY: -10.5%
• Active inventory: 134
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $489

Break-even live

Break-even rent $444

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $523	-5% $506	+0% $489	+5% $473	+10% $384
Rent	-10% $405	-5% $447	+0% $489	+5% $531	+10% $573
Rate	-1.0pp $520	-0.5pp $505	base $489	+0.5pp $474	+1.0pp $458

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   status $60,000 Pending 1 DOM
2. 2026-06-12
   remarks 699-char remark
3. 2026-06-12
   listed $60,000 Active 1 DOM

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $426 · $36/mo
• Expected delta: +$296/yr (+$25/mo · 227.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,759
• − Mortgage interest: −$3,361
• − Property taxes: −$130
• − Insurance: −$300
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,745
• Taxable income: $5,181
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $4,630/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: Lewis County
• NCES district ID: 4702430
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $35,002
• Composite: 26.03/100
• National rank: #7310
• State rank: #50 of 139 in TN

Livability — Hohenwald

• Score: 66/100
• State rank: #124
• US rank: #11807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,268

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 11,217 people
• By 2030: 10,742 · -4.2%
• By 2040: 9,694 · -13.6%
• By 2050: 8,707 · -22.4%
• By 2075: 7,069 · -37.0%
• By 2100: 6,038 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+65.5) · D 16.8% · R 82.4%
• 2008→2024 swing: -41.8pp toward R · 2008: -23.7pp · 2024: -65.5pp
• All cycles: 2024: R+65.5 2020: R+60.6 2016: R+58.5 2012: R+35.6 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.98%
• Current HPI: 333.7757
• 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

+220.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $60,000 REALTRACS as Distributed by MLS Grid
• 1992-06-02 Sold (Public Records) $18,750 Public Records

Property tax history

+0.7%/yr

Latest (2025): $130 · -9.1% YoY. Source: county tax records.