2750 Branch Rd · Tellico Village, TN 37774

$259,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records

Built 1985 1.04 ac lot Est $414k · 37% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A getaway to your private log cabin with 3 bedrooms and 2 baths! Living room is open with stone fireplace. All data (incl sq ft) taken from prev MLS, Tax Records or current deed. Property offered as is with all faults; no post-closing repairs or payments will be made for any reason. Purchaser must execute a copy of client's required Contract and Addenda.

Key facts

• 1.04 acre lot
• Built 1985

Property features AI

Exterior

• Home design: House
• Construction: 1,760 total living area
• Exterior features: Situated on a 1.04-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 8.6% vs local median 2.3% in Tellico Village — 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 58/100 on livability (#303 in TN) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, housing B+; Watch: amenities F, commute F, cost of living F.
• Loudon County (rural): math 39% / reading 35% proficiency, ranked #18 of 139 in TN (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 436 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $100k; list at $259k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,000

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. 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.
3. 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.
4. 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: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $413,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Poteau Trce	0.67mi	3/2.5	1,754 (-0%)	11mo	$325,200	$185	57
137 Chahyga Way	0.74mi	3/2.0	1,980 (+12%)	22mo	$465,000	$235	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,566
• Equity at exit: $38,618

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $31,358
• Equity at exit: $22,394

Cash invested: $72,520 (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 37774

• Home prices YoY: -12.8%
• Active inventory: 436
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,889 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $492

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 78%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Cimarron Cir Unit 1 Loudon, TN	3.0	2.5	1827	$2,925	$1.60	44d	1	0.62mi
304 Chota View Pl Unit 1 Loudon, TN	3.0	2.0	1504	$2,650	$1.76	44d	1	0.73mi
308 Chota View Pl Loudon, TN	3.0	2.0	1504	$2,350	$1.56	44d	1	0.75mi
235 Oostanali Way Loudon, TN	3.0	2.0	1637	$2,500	$1.53	23d	1	0.99mi
111 Daleyuhski Way Loudon, TN	2.0	2.0	1860	$2,650	$1.42	14d	1	1.49mi

Listing history 2 events

1. 2026-06-05
   remarks 199-char remark
2. 2026-06-05
   listed $259,000 Under Contract

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,667
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − Depreciation: −$7,535
• Taxable income: $1,898
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $5,453/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: Loudon County
• NCES district ID: 4702520
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $54,201
• Composite: 32.43/100
• National rank: #5724
• State rank: #18 of 139 in TN

Livability — Tellico Village

• Score: 58/100
• State rank: #303
• US rank: #20785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Loudon County · 54,472 people
• Metro: Knoxville, TN
• Population (ZIP): 21,784
• Household income: $87,718
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 200.0

Population outlook (Loudon County) Hauer SSP2

• Today (2025): 55,364 people
• By 2030: 57,414 · +3.7%
• By 2040: 61,216 · +10.6%
• By 2050: 64,846 · +17.1%
• By 2075: 75,829 · +37.0%
• By 2100: 85,693 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Romanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Loudon

• 2024 margin: Solid R (+53.0) · D 23.0% · R 76.0% · Other 1.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -44.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.3 2016: R+54.4 2012: R+52.8 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.04%
• Current HPI: 320.0874
• Rent YoY: —
• Metro: Knoxville, TN
• 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

+107.2% since first listed

9 events — show timeline

• 2026-06-04 Listed — ForSaleByOwner.com
• 2026-06-04 Listed $259,000 ForSaleByOwner.com
• 2014-02-28 Sold (MLS) $100,000 Knoxville MLS
• 2013-12-13 Listed $100,000 Knoxville MLS
• 2013-02-11 Listed $179,900 Knoxville MLS
• 2011-11-11 Listed $209,900 Knoxville MLS
• 2006-10-30 Sold (Public Records) $113,900 Public Records
• 2006-10-23 Sold (MLS) $113,900 Knoxville MLS
• 2006-08-23 Listed $125,000 Knoxville MLS

Property tax history

+0.8%/yr

Latest (2025): $501 · +0.0% YoY. Source: county tax records.