313 Rugby Rd · Fairfield Glade, TN 38558

$185,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 39 Days on market

Built 1994 0.28 ac lot $107/mo HOA · 6% of rent

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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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Appreciation +4.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well maintained 3-bedroom, 2-bath manufactured home offers comfortable living in sought-after Fairfield Glade. A spacious sunroom brings the outdoors in, while the inviting living room with its fireplace sets a warm tone. The large master bedroom provides a quiet retreat, and the detached garage adds excellent storage and utility. Move-in ready and minutes from community amenities, golf, and recreation

Key facts

• Covered front porch
• White footbridge
• Corner lot

Tags

• DETACHED GARAGE
• CORNER LOT
• MATURE TREES
• WHITE FOOTBRIDGE
• COVERED FRONT PORCH
• ORNAMENTAL JAPANESE MAPLES

Property features AI

Finance

• HOA & community: Association with a $107 monthly fee

Exterior

• Parking: 1-car garage
• Utilities: Septic tank (perc test on file)
• Home design: Single-family (not attached); 1,680 total building area (per owner)
• Construction: Vinyl siding and frame construction; Crawl space foundation
• Exterior features: Vinyl windows; Workshop; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air electric heating; Central cooling
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crab Orchard Elementary (math 24% / reading 25%, grade F, #546 of 952 statewide, top 61%, 458 students, 0% FRL); Stone Memorial High School (math 19% / reading 45%, grade F, #56 of 332 statewide, top 20%, 1,031 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 603 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $185k implies a 285% gain — meaningful room to come down on a strong offer.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.05% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.74×
• Total profit: $-13,304
• Equity at exit: $35,459

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $7,201
• Equity at exit: $29,855

Cash invested: $51,800 (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 38558

• Home prices YoY: -0.8%
• Active inventory: 603
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$107
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $144

Break-even live

Break-even rent $1,754

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $272	-5% $208	+0% $144	+5% $80	+10% $16
Rent	-10% $-9	-5% $68	+0% $144	+5% $221	+10% $297
Rate	-1.0pp $237	-0.5pp $191	base $144	+0.5pp $96	+1.0pp $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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $107 · $1,284/yr

Listing history 32 events

1. 2026-06-21
   days on market $185,000 Active 39 DOM
2. 2026-06-21
   days on market $185,000 Active 38 DOM
3. 2026-06-18
   days on market $185,000 Active 36 DOM
4. 2026-06-17
   days on market $185,000 Active 35 DOM
5. 2026-06-16
   days on market $185,000 Active 34 DOM
6. 2026-06-15
   days on market $185,000 Active 33 DOM
7. 2026-06-13
   days on market $185,000 Active 31 DOM
8. 2026-06-12
   days on market $185,000 Active 30 DOM
9. 2026-06-09
   days on market $185,000 Active 27 DOM
10. 2026-06-08
    days on market $185,000 Active 26 DOM
11. 2026-06-08
    days on market $185,000 Active 25 DOM
12. 2026-06-07
    days on market $185,000 Active 24 DOM
13. 2026-06-03
    days on market $185,000 Active 21 DOM
14. 2026-06-02
    days on market $185,000 Active 20 DOM
15. 2026-06-01
    days on market $185,000 Active 19 DOM
16. 2026-05-31
    days on market $185,000 Active 18 DOM
17. 2026-05-13
    listed $185,000 Active
18. 2026-04-13
    price $189,000 410-char remark

    Show marketing remark (410 chars)

    This well maintained 3-bedroom, 2-bath manufactured home offers comfortable living in sought-after Fairfield Glade. A spacious sunroom brings the outdoors in, while the inviting living room with its fireplace sets a warm tone. The large master bedroom provides a quiet retreat, and the detached garage adds excellent storage and utility. Move-in ready and minutes from community amenities, golf, and recreation

19. 2026-04-13
    price $189,000

    Show marketing remark (410 chars)

    This well maintained 3-bedroom, 2-bath manufactured home offers comfortable living in sought-after Fairfield Glade. A spacious sunroom brings the outdoors in, while the inviting living room with its fireplace sets a warm tone. The large master bedroom provides a quiet retreat, and the detached garage adds excellent storage and utility. Move-in ready and minutes from community amenities, golf, and recreation

20. 2026-01-30
    listed $194,000 Active 410-char remark

    Show marketing remark (410 chars)

    This well maintained 3-bedroom, 2-bath manufactured home offers comfortable living in sought-after Fairfield Glade. A spacious sunroom brings the outdoors in, while the inviting living room with its fireplace sets a warm tone. The large master bedroom provides a quiet retreat, and the detached garage adds excellent storage and utility. Move-in ready and minutes from community amenities, golf, and recreation

21. 2026-01-23
    historical
22. 2026-01-02
    status Active
23. 2026-01-02
    status Active
24. 2025-11-19
    historical Pending - Continue to Show - Inspection
25. 2025-11-19
    historical
26. 2025-11-19
    historical Active Under Contract
27. 2025-11-03
    price $194,000
28. 2025-11-03
    listed $194,000 Active
29. 2025-11-03
    listed $194,000 Active
30. 2004-09-27
    soldstatus $48,000
31. 2004-09-24
    soldstatus $48,000
32. 2004-08-04
    listed $54,900

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,234
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$1,284
• − Depreciation: −$5,382
• Taxable loss: −$1,212
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $2,020/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Glade, TN
• City population: 9,270
• Population (ZIP): 9,270

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 261.4637
• 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

+237.0% since first listed

16 events — show timeline

• 2026-05-13 Listed $185,000 Knoxville MLS
• 2026-04-13 Price Changed $189,000 UCMLS
• 2026-04-13 Price Changed $189,000 Knoxville MLS
• 2026-01-30 Listed $194,000 UCMLS
• 2026-01-23 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-02 Relisted — Knoxville MLS
• 2025-11-19 Contingent — Knoxville MLS
• 2025-11-19 Listing Removed — Knoxville MLS
• 2025-11-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-11-03 Price Changed $194,000 UCMLS
• 2025-11-03 Listed $194,000 Knoxville MLS
• 2025-11-03 Listed $194,000 REALTRACS as Distributed by MLS Grid
• 2004-09-27 Sold (Public Records) $48,000 Public Records
• 2004-09-24 Sold (MLS) $48,000 Knoxville MLS
• 2004-08-04 Listed $54,900 Knoxville MLS

Property tax history

-2.8%/yr

Latest (2025): $148 · +0.0% YoY. Source: county tax records.