180 Lakeland Ridge Rd · Bean Station, TN 37708

$89,500

2 bd · 1.0 ba · 432 sqft · Other · 1 Days on market

Built 2024 Good condition

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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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Rare opportunity to own a beautiful NOAH-certified, move-in ready craftsman-built tiny home in the gated Lakeland Ridge RV & amp; Tiny Home Community near Cherokee Lake in Bean Station, Tennessee. Homes here rarely become available because the community is full and new residents can only move in when an existing home is sold. Situated on an upper tier lot, the home offers elevated views with glimpses of Cherokee Lake and distant views of the Smoky Mountains on clear days. The spacious deck is perfect for enjoying sunsets and mountain air. A new $4,000 motorized Sunsetter awning has already been purchased and is scheduled for installation, providing additional shade and comfort for outdo

Key facts

• Gated community
• Craftsman built
• Motorized awning

Tags

• CRAFTSMAN BUILT
• GATED COMMUNITY
• ELEVATED VIEWS
• MOTORIZED AWNING
• OUTDOOR LIVING
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9 ($103/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (11.3% below list).
• Recommended offer: $79k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 0.9% in Bean Station — 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 (#43 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Grainger County (rural): math 15% / reading 23% proficiency, ranked #123 of 139 in TN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 74 units permitted in Grainger County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($619 loan paydown + $9k appreciation (10.0% local appreciation)).
• Grainger County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,376 (11.3% below list)

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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $49,301
• Equity at exit: $80,629

10-year hold

• IRR: 21.7%
• Equity multiple: 6.78×
• Total profit: $144,779
• Equity at exit: $173,879

Cash invested: $25,060 (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 37708

• Home prices YoY: 26.3%
• Active inventory: 80
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $794 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $9

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 94%

Sensitivity live

Price	-10% $70	-5% $39	+0% $9	+5% $-22	+10% $-53
Rent	-10% $-54	-5% $-23	+0% $9	+5% $40	+10% $71
Rate	-1.0pp $54	-0.5pp $31	base $9	+0.5pp $-15	+1.0pp $-38

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $89,500 Active

ⓘ 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 4/10 Moderate 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,525
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$762
• − Management: −$762
• − Depreciation: −$2,604
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $440/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This NOAH-certified tiny home is move-in ready with a good condition score and minimal repairs needed. The new awning and exterior painting would significantly enhance its resale and rental value.

Value-add opportunities

• Both Install new awning — Provides additional shade and comfort for outdoor use
• Both Paint exterior — Enhances curb appeal and protects siding
• Both Replace deck railings — Improves safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Install new awning — Provides additional shade and comfort for outdoor use ↑
• Both Paint exterior — Enhances curb appeal and protects siding ↑
• Both Replace deck railings — Improves safety and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Grainger County
• NCES district ID: 4701440
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $35,163
• Composite: 15.64/100
• National rank: #9289
• State rank: #123 of 139 in TN

Livability — Bean Station

• Score: 71/100
• State rank: #43
• US rank: #6707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,248

Population outlook (Grainger County) Hauer SSP2

• Today (2025): 23,117 people
• By 2030: 23,037 · -0.3%
• By 2040: 22,435 · -3.0%
• By 2050: 21,236 · -8.1%
• By 2075: 17,595 · -23.9%
• By 2100: 13,157 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Iranian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Grainger

• 2024 margin: Solid R (+73.7) · D 12.9% · R 86.5%
• 2008→2024 swing: -30.6pp toward R · 2008: -43.1pp · 2024: -73.7pp
• All cycles: 2024: R+73.7 2020: R+70.0 2016: R+68.4 2012: R+52.4 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 84.65%
• Current HPI: 405.9901
• 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

1 event — show timeline

• 2026-05-26 Listed $89,500 FSBO.com