172 Creekview Ct · Allardt, TN 38556

$334,900

3 bd · 2.0 ba · 2,096 sqft · SingleFamily public records · 232 Days on market

Built 2024 1.32 ac lot $160/sqft · 13% below area Est $383k · 13% under ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

Key facts

• Double vanity
• Covered front porch
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• LARGE LAUNDRY ROOM
• DOUBLE VANITY
• WALK IN TILE SHOWER
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-777 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (41.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (54.2% below list).
• Recommended offer: $153k (54.2% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.3% in Allardt — 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 63/100 on livability (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $153,498 (54.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 18.2

CMA / ARV

• ARV (median comp): $383,173
• List price: $334,900
• Delta: -12.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 Annabelle Way	0.21mi	3/2.5	2,303 (+10%)	6mo	$550,000	$239	67
215 Creekview Ct	0.26mi	3/2.0	1,950 (-7%)	23mo	$452,000	$232	57
215 Creekview Ct	0.29mi	3/2.0	1,950 (-7%)	23mo	$452,000	$232	55
372 Annabelle Way	0.19mi	3/2.5	1,800 (-14%)	14mo	$399,900	$222	54
196 Creekview Ct	0.12mi	3/2.0	1,800 (-14%)	20mo	$399,900	$222	54
233 Skyline Dr	0.55mi	3/2.5	2,171 (+4%)	19mo	$417,000	$192	50
504 Acorn Ln	0.56mi	3/2.0	1,800 (-14%)	2mo	$599,900	$333	49
205 Creekview Ct	0.30mi	3/2.0	1,878 (-10%)	24mo	$495,000	$264	48
548 Acorn Ln	0.63mi	3/2.5	2,000 (-5%)	15mo	$635,000	$318	48
372 Annabelle Way	0.33mi	3/2.5	1,800 (-14%)	14mo	$399,900	$222	48
1440 Model Farm Rd	0.65mi	3/2.0	1,840 (-12%)	2mo	$565,000	$307	47
196 Creekview Ct	0.30mi	3/2.0	1,800 (-14%)	20mo	$399,900	$222	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $132,742
• Equity at exit: $301,704

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $429,461
• Equity at exit: $650,637

Cash invested: $93,772 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-777

Break-even live

Break-even rent $2,518

Max offer price $197,670

Occupancy floor —

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $334,900 Active 232 DOM
2. 2026-06-17
   days on market $334,900 Active 231 DOM
3. 2026-06-16
   days on market $334,900 Active 230 DOM
4. 2026-06-15
   days on market $334,900 Active 229 DOM
5. 2026-06-13
   days on market $334,900 Active 227 DOM
6. 2026-06-12
   days on market $334,900 Active 226 DOM
7. 2026-06-09
   days on market $334,900 Active 223 DOM
8. 2026-06-08
   days on market $334,900 Active 222 DOM
9. 2026-06-08
   days on market $334,900 Active 221 DOM
10. 2026-06-07
    days on market $334,900 Active 220 DOM
11. 2026-06-03
    days on market $334,900 Active 217 DOM
12. 2026-06-02
    days on market $334,900 Active 216 DOM
13. 2026-06-01
    days on market $334,900 Active 215 DOM
14. 2026-05-31
    days on market $334,900 Active 214 DOM
15. 2026-04-16
    status Active 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

16. 2026-04-16
    status Active 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

17. 2026-04-16
    status Active

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

18. 2026-02-23
    status Pending 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

19. 2026-02-23
    historical Active Under Contract 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

20. 2026-02-23
    historical Pending - Continue to Show

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

21. 2025-12-01
    price $359,900 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

22. 2025-12-01
    price $359,900 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

23. 2025-12-01
    price $359,900

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

24. 2025-10-29
    listed $380,000 Active 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

25. 2025-10-29
    listed $380,000 Active 681-char remark

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

26. 2025-10-29
    listed $380,000 Active

    Show marketing remark (681 chars)

    Simply, spacious, and surrounded with love, this home is looking for a new family to add memories and family time. Split floor plan with 3 bedroom 2 bath in beautiful Creekview Estates. Living room, kitchen and dining area is all open but is spacious enough for all the family and more. Large laundry room with room for extra storage. Master bedroom has room for all your furniture. Double vanity and beautiful walk in tile shower. Both the other bedrooms are spacious and large closets as well. Covered front & back porch to enjoy nature. Yard is level to rolling with room for all the kiddos toys and playing adventures. Come see if this one fits your family's needs today.

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,254/yr (+$104/mo · 111.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,420
• − Mortgage interest: −$18,760
• − Property taxes: −$1,124
• − Insurance: −$1,674
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$9,743
• Taxable loss: −$15,828
• Est. tax savings @ 24.0%: +$3,799
• After-tax cash flow: $-5,523/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

-5.3% since first listed

12 events — show timeline

• 2026-04-16 Relisted — UCMLS
• 2026-04-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-16 Relisted — Knoxville MLS
• 2026-02-23 Pending — UCMLS
• 2026-02-23 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-23 Contingent — Knoxville MLS
• 2025-12-01 Price Changed $359,900 UCMLS
• 2025-12-01 Price Changed $359,900 REALTRACS as Distributed by MLS Grid
• 2025-12-01 Price Changed $359,900 Knoxville MLS
• 2025-10-29 Listed $380,000 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Listed $380,000 Knoxville MLS
• 2025-10-29 Listed $380,000 UCMLS

Property tax history

+292.4%/yr

Latest (2025): $1,124 · +1439.7% YoY. Source: county tax records.