1005 Highpoint Ln · Pleasant View, TN 37035

$145,000

2 bd · 3.0 ba · 924 sqft · Manufactured public records · 349 Days on market

Built 1991 1.02 ac lot $157/sqft · 51% above area Est $125k · 16% over

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Why this score? — see what drove the C 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.9/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

Welcome to your new building lot or investment property! Rent it out! Fix it up! Scrap it and build your dream home! This will make a gorgeous site to build on. It has a quiet country feel. A pretty and spacious yard. Water, electric, septic and driveway are in place. Just waiting for someone to restore it back to its former glory. It's located on a quite cul-de-sac, Perfect for children playing basket ball and riding bikes. The mobile home has been vacant for some time. It does have a permanent foundation but is going to need a renovation. Has a newer metal roof and HVAC. It's being Sold AS-IS.

Key facts

• Building lot
• Spacious yard
• Hvac

Tags

• BUILDING LOT
• INVESTMENT PROPERTY
• SPACIOUS YARD
• NEWER METAL ROOF
• HVAC
• CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.7% in Pleasant View — 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 71/100 on livability (#44 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Cheatham County (rural): math 24% / reading 28% proficiency, ranked #74 of 139 in TN (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 271 units permitted in Cheatham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $145k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.11% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (median comp): $125,000
• List price: $145,000
• Delta: 16.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,649
• Equity at exit: $21,620

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $37,931
• Equity at exit: $12,537

Cash invested: $40,600 (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 37035

• Home prices YoY: -2.3%
• Active inventory: 29
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $427

Break-even live

Break-even rent $1,070

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 349 DOM
2. 2026-06-17
   days on market $145,000 Active 348 DOM
3. 2026-06-16
   days on market $145,000 Active 347 DOM
4. 2026-06-15
   days on market $145,000 Active 346 DOM
5. 2026-06-13
   days on market $145,000 Active 344 DOM
6. 2026-06-09
   days on market $145,000 Active 340 DOM
7. 2026-06-08
   days on market $145,000 Active 339 DOM
8. 2026-06-07
   days on market $145,000 Active 338 DOM
9. 2026-06-03
   days on market $145,000 Active 334 DOM
10. 2026-06-02
    days on market $145,000 Active 333 DOM
11. 2026-06-01
    days on market $145,000 Active 332 DOM
12. 2026-05-31
    days on market $145,000 Active 331 DOM
13. 2026-03-03
    price $145,000 602-char remark

    Show marketing remark (602 chars)

    Welcome to your new building lot or investment property! Rent it out! Fix it up! Scrap it and build your dream home! This will make a gorgeous site to build on. It has a quiet country feel. A pretty and spacious yard. Water, electric, septic and driveway are in place. Just waiting for someone to restore it back to its former glory. It's located on a quite cul-de-sac, Perfect for children playing basket ball and riding bikes. The mobile home has been vacant for some time. It does have a permanent foundation but is going to need a renovation. Has a newer metal roof and HVAC. It's being Sold AS-IS.

14. 2025-07-04
    listed $175,000 Active 602-char remark

    Show marketing remark (602 chars)

    Welcome to your new building lot or investment property! Rent it out! Fix it up! Scrap it and build your dream home! This will make a gorgeous site to build on. It has a quiet country feel. A pretty and spacious yard. Water, electric, septic and driveway are in place. Just waiting for someone to restore it back to its former glory. It's located on a quite cul-de-sac, Perfect for children playing basket ball and riding bikes. The mobile home has been vacant for some time. It does have a permanent foundation but is going to need a renovation. Has a newer metal roof and HVAC. It's being Sold AS-IS.

15. 2004-02-03
    soldstatus $25,000

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$736/yr (+$61/mo · 250.2%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,331
• − Mortgage interest: −$8,122
• − Property taxes: −$294
• − Insurance: −$725
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,218
• Taxable income: $2,879
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $4,437/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: Cheatham County
• NCES district ID: 4700570
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $53,027
• Composite: 23.17/100
• National rank: #7949
• State rank: #74 of 139 in TN

Livability — Pleasant View

• Score: 71/100
• State rank: #44
• US rank: #6770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,424

Population outlook (Cheatham County) Hauer SSP2

• Today (2025): 41,312 people
• By 2030: 41,739 · +1.0%
• By 2040: 41,726 · +1.0%
• By 2050: 40,413 · -2.2%
• By 2075: 37,125 · -10.1%
• By 2100: 31,619 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Black 1%
• Common ancestry: Lithuanian 4% Serbian 2% Portuguese 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Cheatham

• 2024 margin: Solid R (+45.9) · D 26.3% · R 72.3% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -31.7pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+44.0 2016: R+46.9 2012: R+37.0 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.14%
• Current HPI: 342.4272
• 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

+480.0% since first listed

3 events — show timeline

• 2026-03-03 Price Changed $145,000 REALTRACS as Distributed by MLS Grid
• 2025-07-04 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2004-02-03 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $294 · +11.4% YoY. Source: county tax records.