200 Mccarroll Ave · Harriman, TN 37748

$159,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 41 Days on market

Built 1950 0.45 ac lot $151/sqft · 15% below area Est $187k · 15% 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 +18.3/30.0
• ARV discount +14.1/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with a tenant and professional property management already in place. Recently refreshed with new flooring in the living room and bedrooms, plus some nice bathroom updates. This property has strong rental potential and could meet typical DSCR lending guidelines (buyer to confirm). Motivated seller offering an HVAC credit at closing, and open to owner financing or flexible terms. Owner/Agent.

Key facts

• 0.45 acre lot
• Built 1950
• Listed 41 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Not attached to another unit
• Construction: Block construction
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Space heater; Window air conditioning unit(s)
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $138k (12.9% below list).
• Recommended offer: $138k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.1% in Harriman — 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 57/100 on livability (#330 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 211 active listings in the ZIP; 229 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Roane County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,460 (12.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $186,541
• List price: $159,000
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Vann Dr	0.23mi	3/2.0	1,081 (+2%)	11mo	$255,000	$236	72
239 Morning Dr	0.22mi	2/1.0 (-1)	1,035 (-2%)	19mo	$110,000	$106	66
404 Evergreen St	0.08mi	2/2.0 (-1)	1,128 (+7%)	14mo	$240,000	$213	64
218 Lee Vlg	0.46mi	3/1.0	1,172 (+11%)	2mo	$170,000	$145	58
125 Howard Ave	0.15mi	3/1.0	1,200 (+14%)	15mo	$220,000	$183	58
210 Ford Ave	0.57mi	3/1.0	1,005 (-5%)	16mo	$125,000	$124	52
110 Aspen Dr	0.39mi	3/1.5	1,200 (+14%)	11mo	$227,900	$190	48
104 Coffey Ln	0.58mi	2/1.0 (-1)	999 (-5%)	20mo	$210,000	$210	42
510 Sheldon Dr	0.63mi	3/1.0	936 (-11%)	12mo	$227,000	$243	42
423 Maple St	0.69mi	2/1.0 (-1)	1,128 (+7%)	18mo	$180,000	$160	36
229 Hannah Rd	0.53mi	2/1.0 (-1)	952 (-10%)	22mo	$192,000	$202	36

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,056
• Equity at exit: $23,707

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,217
• Equity at exit: $13,747

Cash invested: $44,520 (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 37748

• Home prices YoY: -11.5%
• Active inventory: 211
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$66
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $90

Break-even live

Break-even rent $1,270

Max offer price $159,000

Occupancy floor 88%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $159,000 Active 41 DOM
2. 2026-06-17
   days on market $159,000 Active 40 DOM
3. 2026-06-16
   days on market $159,000 Active 39 DOM
4. 2026-06-15
   days on market $159,000 Active 38 DOM
5. 2026-06-14
   days on market $159,000 Active 36 DOM
6. 2026-06-13
   days on market $159,000 Active 35 DOM
7. 2026-06-10
   days on market $159,000 Active 33 DOM
8. 2026-06-09
   days on market $159,000 Active 32 DOM
9. 2026-06-08
   days on market $159,000 Active 31 DOM
10. 2026-06-07
    remarks 422-char remark
11. 2026-06-07
    days on market $159,000 Active 30 DOM
12. 2026-06-03
    days on market $159,000 Active 26 DOM
13. 2026-06-02
    days on market $159,000 Active 25 DOM
14. 2026-06-01
    days on market $159,000 Active 24 DOM
15. 2026-05-31
    days on market $159,000 Active 23 DOM
16. 2026-05-31
    days on market $159,000 Active 22 DOM
17. 2026-05-08
    listed $159,000 Active 414-char remark
18. 2026-01-21
    listed $140,000
19. 2026-01-21
    historical
20. 2026-01-21
    historical
21. 2025-12-16
    price $140,000
22. 2025-12-06
    price $151,500
23. 2025-11-22
    listed $154,000 Active
24. 2022-11-14
    soldstatus $350,000
25. 2022-10-31
    soldstatus $43,750 Closed
26. 2022-10-31
    soldstatus $43,750
27. 2022-09-17
    status Pending
28. 2022-09-17
    listed $44,989 Active

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$553/yr (+$46/mo · 96.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,615
• − Mortgage interest: −$8,906
• − Property taxes: −$576
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,625
• Taxable loss: −$1,613
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,470/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Harriman

• Score: 57/100
• State rank: #330
• US rank: #21927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harriman, TN
• City population: 17,021
• Population (ZIP): 17,021

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.78%
• Current HPI: 305.724
• 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

+253.4% since first listed

12 events — show timeline

• 2026-05-08 Listed $159,000 Knoxville MLS
• 2026-01-21 Listed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-01-21 Listing Removed — Knoxville MLS
• 2026-01-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-12-16 Price Changed $140,000 Knoxville MLS
• 2025-12-06 Price Changed $151,500 Knoxville MLS
• 2025-11-22 Listed $154,000 Knoxville MLS
• 2022-11-14 Sold (Public Records) $350,000 Public Records
• 2022-10-31 Sold (MLS) $43,750 REALTRACS as Distributed by MLS Grid
• 2022-10-31 Sold (MLS) $43,750 Knoxville MLS
• 2022-09-17 Pending — Knoxville MLS
• 2022-09-17 Listed $44,989 Knoxville MLS

Property tax history

+4.4%/yr

Latest (2025): $576 · +33.3% YoY. Source: county tax records.