225 Maranatha Way · Cosby, TN 37722

$910,000

5 bd · 3.0 ba · 4,468 sqft · SingleFamily public records · 88 Days on market

Built 2008 1.07 ac lot $204/sqft · 11% above area Est $819k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

$149k already booked for 2026!!! Set in the peaceful landscape of Cosby, Tennessee--just minutes from the entrance to Great Smoky Mountains National Park--this expansive 4,400+ square-foot mountain retreat offers a rare combination of scale, comfort, and proven rental performance. Designed to host up to 23 guests with ease, the residence is ideally suited as both a private family lodge and a high-performing short-term rental investment in one of East Tennessee's most desirable mountain markets. The home features five oversized king primary suites, each with a private en-suite bath and Smart TV, along with a well-appointed bunk suite with its own bath--providing exceptional comfort and privacy for large groups and multi-generational stays. A convenient half bath located just off the dining area offers direct access to the indoor pool, enhancing functionality for both everyday living and guest use. The focal point to this home, a private heated indoor pool--maintained at approximately 82 degrees year-round--creates a true resort-style experience. Additional indoor amenities include an updated theater room and an upper-level arcade loft complete with pool table and gaming areas, offering multiple spaces for recreation and gathering. Outdoor living is equally compelling and thoughtfully designed to take full advantage of the Smoky Mountain setting. Expansive decking and covered outdoor entertainment areas provide generous space for dining, relaxing, and hosting, while a wide front porch and large rear covered deck create seamless indoor-outdoor flow. A custom wood-burning fire pit anchors evenings under the stars, complemented by dual park-style grills for outdoor cooking and entertaining. Positioned on a 1.07-acre lot, the property offers a level driveway with ample parking--an increasingly valuable feature in mountain properties. Recent updates, including new flooring, fresh interior paint, climate enhancements for the pool, a custom pool mural, and a new humidification system, ensure the home is turnkey and well maintained. Conveniently located within a short drive to Dollywood, Gatlinburg, and Pigeon Forge, the property benefits from strong year-round demand while offering a peaceful retreat from the busier tourist corridors. With its scale, amenity package, expansive outdoor living spaces, and established rental appeal, this Smoky Mountain lodge represents a compelling opportunity for those seeking both lifestyle and investment in East Tennessee.

Key facts

• Updated theater room
• Expansive decking
• 1.07 acre lot

Tags

• PRIVATE HEATED INDOOR POOL
• UPDATED THEATER ROOM
• UPPER-LEVEL ARCADE LOFT
• CUSTOM WOOD-BURNING FIRE PIT
• DUAL PARK-STYLE GRILLS
• EXPANSIVE DECKING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $910k.

Deal economics

• At list price, monthly cash flow is $22k ($270k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $910k).
• Recommended offer: $855k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.0% vs local median 2.3% in Cosby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cocke County (rural): math 21% / reading 21% proficiency, ranked #112 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Cocke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $97k of equity ($6k loan paydown + $91k appreciation (10.0% local appreciation)).
• Cocke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $255k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$156k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($855k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $75k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $428k; list at $910k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $855,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.88% ✓
• Cap rate: 35.96%
• Cash-on-cash: 105.95%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $818,502
• List price: $910,000
• Delta: 12.40%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.57×
• Total profit: $1,928,359
• Equity at exit: $819,800

10-year hold

• IRR: —
• Equity multiple: 18.86×
• Total profit: $4,551,964
• Equity at exit: $1,767,930

Cash invested: $254,800 (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 37722

• Home prices YoY: 27.9%
• Active inventory: 168
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $35,314 medium
• Mortgage (P&I): −$4,772
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$379
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,416
• Net cashflow: $22,496

Break-even live

Break-even rent $6,838

Max offer price $910,000

Occupancy floor 31%

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: $227,500
• Closing costs: $27,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Sonshine Ridge Rd Unit 1051674P Cosby, TN	5.0	3.5	3293	$35,314	$10.72	43d	1	0.77mi

Listing history 36 events

1. 2026-06-19
   pricedays on market $910,000 Active 88 DOM
2. 2026-06-18
   days on market $920,000 Active 87 DOM
3. 2026-06-17
   days on market $920,000 Active 86 DOM
4. 2026-06-16
   days on market $920,000 Active 85 DOM
5. 2026-06-15
   days on market $920,000 Active 84 DOM
6. 2026-06-14
   pricedays on market $920,000 Active 82 DOM
7. 2026-06-13
   days on market $945,000 Active 81 DOM
8. 2026-06-10
   days on market $945,000 Active 79 DOM
9. 2026-06-09
   days on market $945,000 Active 78 DOM
10. 2026-06-08
    days on market $945,000 Active 77 DOM
11. 2026-06-07
    days on market $945,000 Active 76 DOM
12. 2026-06-05
    days on market $945,000 Active 73 DOM
13. 2026-06-02
    days on market $945,000 Active 71 DOM
14. 2026-06-01
    days on market $945,000 Active 70 DOM
15. 2026-05-31
    days on market $945,000 Active 69 DOM
16. 2026-05-30
    days on market $945,000 Active 68 DOM
17. 2026-03-24
    listed $985,000 Active 2492-char remark

    Show marketing remark (2492 chars)

    $149k already booked for 2026!!! Set in the peaceful landscape of Cosby, Tennessee--just minutes from the entrance to Great Smoky Mountains National Park--this expansive 4,400+ square-foot mountain retreat offers a rare combination of scale, comfort, and proven rental performance. Designed to host up to 23 guests with ease, the residence is ideally suited as both a private family lodge and a high-performing short-term rental investment in one of East Tennessee's most desirable mountain markets. The home features five oversized king primary suites, each with a private en-suite bath and Smart TV, along with a well-appointed bunk suite with its own bath--providing exceptional comfort and privacy for large groups and multi-generational stays. A convenient half bath located just off the dining area offers direct access to the indoor pool, enhancing functionality for both everyday living and guest use. The focal point to this home, a private heated indoor pool--maintained at approximately 82 degrees year-round--creates a true resort-style experience. Additional indoor amenities include an updated theater room and an upper-level arcade loft complete with pool table and gaming areas, offering multiple spaces for recreation and gathering. Outdoor living is equally compelling and thoughtfully designed to take full advantage of the Smoky Mountain setting. Expansive decking and covered outdoor entertainment areas provide generous space for dining, relaxing, and hosting, while a wide front porch and large rear covered deck create seamless indoor-outdoor flow. A custom wood-burning fire pit anchors evenings under the stars, complemented by dual park-style grills for outdoor cooking and entertaining. Positioned on a 1.07-acre lot, the property offers a level driveway with ample parking--an increasingly valuable feature in mountain properties. Recent updates, including new flooring, fresh interior paint, climate enhancements for the pool, a custom pool mural, and a new humidification system, ensure the home is turnkey and well maintained. Conveniently located within a short drive to Dollywood, Gatlinburg, and Pigeon Forge, the property benefits from strong year-round demand while offering a peaceful retreat from the busier tourist corridors. With its scale, amenity package, expansive outdoor living spaces, and established rental appeal, this Smoky Mountain lodge represents a compelling opportunity for those seeking both lifestyle and investment in East Tennessee.

18. 2026-02-02
    historical
19. 2026-02-02
    historical
20. 2025-10-29
    price $975,000
21. 2025-10-29
    price $975,000
22. 2025-10-28
    price $975,000
23. 2025-09-28
    status Active
24. 2025-09-24
    status Active
25. 2025-09-24
    status Active
26. 2025-09-12
    historical
27. 2025-09-03
    listed $995,000 Active
28. 2025-09-01
    listed $995,000 Active
29. 2018-05-07
    listed $675,000
30. 2018-05-04
    listed $675,000
31. 2017-07-05
    listed $725,000
32. 2017-07-05
    listed $725,000
33. 2015-04-01
    soldstatus $428,500
34. 2015-03-30
    soldstatus $428,400
35. 2015-03-30
    soldstatus $428,400
36. 2014-09-09
    listed $450,000

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $6,461 · $538/mo
• Expected delta: +$3,448/yr (+$287/mo · 114.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $423,768
• − Mortgage interest: −$50,974
• − Property taxes: −$3,013
• − Insurance: −$4,550
• − Repairs & maintenance: −$33,901
• − Management: −$33,901
• − Depreciation: −$26,473
• Taxable income: $270,955
• Est. tax owed @ 24.0%: −$65,029
• After-tax cash flow: $204,919/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: Cocke County
• NCES district ID: 4700750
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $33,486
• Composite: 17.17/100
• National rank: #9109
• State rank: #112 of 139 in TN

Livability — Cosby

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

Census & demographics

• Census place: Cosby, TN
• Population (ZIP): 7,430

Population outlook (Cocke County) Hauer SSP2

• Today (2025): 33,586 people
• By 2030: 32,394 · -3.5%
• By 2040: 29,727 · -11.5%
• By 2050: 27,075 · -19.4%
• By 2075: 22,590 · -32.7%
• By 2100: 19,643 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 5% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cocke

• 2024 margin: Solid R (+68.2) · D 15.4% · R 83.7%
• 2008→2024 swing: -23.3pp toward R · 2008: -44.9pp · 2024: -68.2pp
• All cycles: 2024: R+68.2 2020: R+64.8 2016: R+64.5 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.12%
• Current HPI: 390.2959
• 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

+118.9% since first listed

20 events — show timeline

• 2026-03-24 Listed $985,000 GSMAR
• 2026-02-02 Listing Removed — Knoxville MLS
• 2026-02-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-29 Price Changed $975,000 REALTRACS as Distributed by MLS Grid
• 2025-10-29 Price Changed $975,000 Knoxville MLS
• 2025-10-28 Price Changed $975,000 GSMAR
• 2025-09-28 Relisted — GSMAR
• 2025-09-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-24 Relisted — Knoxville MLS
• 2025-09-12 Listing Removed — Knoxville MLS
• 2025-09-03 Listed $995,000 Knoxville MLS
• 2025-09-01 Listed $995,000 GSMAR
• 2018-05-07 Listed $675,000 GSMAR
• 2018-05-04 Listed $675,000 Knoxville MLS
• 2017-07-05 Listed $725,000 Knoxville MLS
• 2017-07-05 Listed $725,000 GSMAR
• 2015-04-01 Sold (Public Records) $428,500 Public Records
• 2015-03-30 Sold (MLS) $428,400 Knoxville MLS
• 2015-03-30 Sold (MLS) $428,400 GSMAR
• 2014-09-09 Listed $450,000 Knoxville MLS

Property tax history

+0.1%/yr

Latest (2025): $3,013 · -11.2% YoY. Source: county tax records.