134 Skyview Rd · Speedwell, TN 37870

$86,000

3 bd · 2.0 ba · 1,456 sqft · Other public records · 100 Days on market

Built 1998 0.62 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
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This home needs tender loving care. Home is sold as is. Three bedrooms with two baths near Norris Lake.

Key facts

• 0.62 acre lot
• Built 1998
• Listed 100 days

Tags

• MINUTES FROM NORRIS LAKE
• SNEAK PEAKS AT THE LAKE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank
• Home design: Detached property; Building area approximately 1,456 (per tax records)
• Construction: Frame construction; Other construction materials
• Exterior features: Level lot; Country setting with lake views; Off-street parking

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central cooling
• Interior features: Cathedral ceilings; Pantry; Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Union County (rural): math 14% / reading 19% proficiency, ranked #127 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 36 active listings in the ZIP; 134 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($595 loan paydown + $7k appreciation (8.1% local appreciation)).
• Union County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $30k; list at $86k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $78,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.36×
• Total profit: $56,783
• Equity at exit: $65,759

10-year hold

• IRR: 29.3%
• Equity multiple: 7.20×
• Total profit: $149,243
• Equity at exit: $130,937

Cash invested: $24,080 (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 37870

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $329

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 67%

Sensitivity live

Price	-10% $388	-5% $359	+0% $329	+5% $299	+10% $269
Rent	-10% $236	-5% $283	+0% $329	+5% $375	+10% $421
Rate	-1.0pp $372	-0.5pp $351	base $329	+0.5pp $307	+1.0pp $284

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $86,000 Active 100 DOM
2. 2026-06-17
   days on market $86,000 Active 99 DOM
3. 2026-06-16
   days on market $86,000 Active 98 DOM
4. 2026-06-15
   days on market $86,000 Active 97 DOM
5. 2026-06-14
   days on market $86,000 Active 95 DOM
6. 2026-06-10
   days on market $86,000 Active 92 DOM
7. 2026-06-09
   days on market $86,000 Active 91 DOM
8. 2026-06-08
   days on market $86,000 Active 90 DOM
9. 2026-06-07
   days on market $86,000 Active 89 DOM
10. 2026-06-05
    days on market $86,000 Active 86 DOM
11. 2026-06-03
    days on market $86,000 Active 85 DOM
12. 2026-06-02
    days on market $86,000 Active 84 DOM
13. 2026-06-01
    days on market $86,000 Active 83 DOM
14. 2026-05-31
    days on market $86,000 Active 82 DOM
15. 2026-05-31
    days on market $86,000 Active 81 DOM
16. 2026-03-10
    listed $86,000 Active
17. 2024-12-03
    soldstatus $30,000 Closed 105-char remark

    Show marketing remark (105 chars)

    This home needs tender loving care. Home is sold as is. Three bedrooms with two baths near Norris Lake.

18. 2024-09-23
    historical Pending - Continue to Show 105-char remark

    Show marketing remark (105 chars)

    This home needs tender loving care. Home is sold as is. Three bedrooms with two baths near Norris Lake.

19. 2024-08-23
    listed $49,900 Active 105-char remark

    Show marketing remark (105 chars)

    This home needs tender loving care. Home is sold as is. Three bedrooms with two baths near Norris Lake.

ⓘ 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 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,022
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,502
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,288/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: Union County
• NCES district ID: 4704290
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $35,598
• Composite: 13.62/100
• National rank: #9507
• State rank: #127 of 139 in TN

Livability — Speedwell

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,866

Population outlook (Union County) Hauer SSP2

• Today (2025): 19,073 people
• By 2030: 18,888 · -1.0%
• By 2040: 18,090 · -5.2%
• By 2050: 16,693 · -12.5%
• By 2075: 12,894 · -32.4%
• By 2100: 8,564 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 3% Iranian 1% Serbian 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -41.2pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+68.4 2016: R+64.7 2012: R+48.2 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.07%
• Current HPI: 394.1051
• 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

+72.3% since first listed

4 events — show timeline

• 2026-03-10 Listed $86,000 Knoxville MLS
• 2024-12-03 Sold (MLS) $30,000 Knoxville MLS
• 2024-09-23 Contingent — Knoxville MLS
• 2024-08-23 Listed $49,900 Knoxville MLS

Property tax history

-5.7%/yr

Latest (2025): $116 · -30.5% YoY. Source: county tax records.