425 Twomey Rd · Centerville, TN 37033

$64,900

3 bd · 2.0 ba · 1,456 sqft · Other public records · 5 Days on market

Built 1986 0.33 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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

Key facts

• 0.33 acre lot
• Built 1986
• Listed 5 days

Property features AI

Finance

• Other: Living area reported as 1,456 (assessor source)

Exterior

• Parking: No covered spaces reported; No parking total reported
• Utilities: Water source: Other; Sewer: Other
• Home design: Manufactured home on land; Single-story
• Construction: Construction materials: Other; Foundation described as Other; Existing structure (year built details listed as Existing)
• Exterior features: Lot approximately 0.33 acres; Lot dimensions roughly 150 x 78 (irregular)

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating present (type described as Other); Cooling present (type described as Other)
• Interior features: Open basement described as 'Other'
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.9% vs local median 1.9% in Centerville — 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 69/100 on livability (#62 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Hickman County (rural): math 20% / reading 23% proficiency, ranked #107 of 139 in TN (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centerville Elementary (388 students, 0% FRL); Hickman Co Sr High School (math 2% / reading 32%, grade F, #215 of 332 statewide, top 67%, 447 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: 73 active listings in the ZIP; 121 units permitted in Hickman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hickman County population projected at -14% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $64,900

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: 1.86% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.91%
• DSCR: 2.69
• GRM: 4.5

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $26,022
• Equity at exit: $9,677

10-year hold

• IRR: 40.8%
• Equity multiple: 4.83×
• Total profit: $69,639
• Equity at exit: $5,611

Cash invested: $18,172 (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 37033

• Home prices YoY: -3.7%
• Active inventory: 73
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$11 /mo · $132/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $574

Break-even live

Break-even rent $479

Max offer price $64,900

Occupancy floor 47%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   status $64,900 Pending 5 DOM
2. 2026-06-01
   days on market $64,900 Active 5 DOM
3. 2026-05-31
   days on market $64,900 Active 4 DOM
4. 2026-05-28
   price $64,900
5. 2026-05-27
   listed $69,900 Active
6. 2014-01-17
   soldstatus $49,842
7. 2014-01-17
   soldstatus $62,100
8. 1999-06-22
   soldstatus $40,000

ⓘ 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: $132 · $11/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$329/yr (+$27/mo · 249.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,468
• − Mortgage interest: −$3,635
• − Property taxes: −$132
• − Insurance: −$324
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,888
• Taxable income: $6,173
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,407/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: Hickman County
• NCES district ID: 4701860
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $39,457
• Composite: 18.14/100
• National rank: #8966
• State rank: #107 of 139 in TN

Livability — Centerville

• Score: 69/100
• State rank: #62
• US rank: #8292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, TN
• Population (ZIP): 8,656

Population outlook (Hickman County) Hauer SSP2

• Today (2025): 23,337 people
• By 2030: 22,650 · -2.9%
• By 2040: 21,310 · -8.7%
• By 2050: 19,972 · -14.4%
• By 2075: 17,073 · -26.8%
• By 2100: 14,630 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 7% Slovak 2% Scandinavian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Hickman

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -46.7pp toward R · 2008: -14.4pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+49.8 2012: R+27.2 2008: R+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.37%
• Current HPI: 347.3616
• 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

+62.3% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $64,900 REALTRACS as Distributed by MLS Grid
• 2026-05-27 Listed $69,900 REALTRACS as Distributed by MLS Grid
• 2014-01-17 Sold (Public Records) $62,100 Public Records
• 2014-01-17 Sold (Public Records) $49,842 Public Records
• 1999-06-22 Sold (Public Records) $40,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $132 · +2.3% YoY. Source: county tax records.