1549 Prettiest Sunset Way · Seymour, TN 37865

$135,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 10 Days on market

Built 2010 Average condition 0.80 ac lot $144/sqft · 43% below area Est $236k · 43% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors. This home is waiting for you to come and put the finishing touches on it. All major systems are in place including septic, well and electrical. The unfinished basement area offers an area of opportunity to make it your own. 3 bedroom septic permit on file. Call for a showing today. 4WD/AWD is needed.

Key facts

• Unfinished basement
• 0.8 acre lot
• Built 2010

Tags

• UNFINISHED BASEMENT
• MAJOR SYSTEMS IN PLACE
• SEPTIC WELL ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.0% vs local median 3.2% in Seymour — 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 64/100 on livability (#165 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Center Elementary (math 32% / reading 28%, grade F, #415 of 952 statewide, top 44%, 855 students, 0% FRL); Seymour Junior High (math 40% / reading 30%, grade F, #65 of 333 statewide, top 20%, 766 students, 0% FRL); Sevier County High School (math 20% / reading 38%, grade F, #92 of 332 statewide, top 28%, 1,248 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 230 active listings in the ZIP; solid renter incomes; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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 $67k; list at $135k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $135,000

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 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?
3. Crime grade is D 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?
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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $236,000
• List price: $135,000
• Delta: -42.80%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1549 Prettiest Sunset Way	0.00mi	2/1.5	936 (0%)	8mo	$67,000	$72	91
1015 Ruff Grouse Way	0.29mi	3/1.0 (+1)	1,188 (+27%)	4mo	$236,000	$199	53
2019 Spotted Fawn Way	2.07mi	1/1.5 (-1)	970 (+4%)	10mo	$485,000	$500	44
2165 Rising Fawn Way	1.84mi	2/2.0	1,014 (+8%)	11mo	$345,000	$340	38
2176 Memory Way Way	1.86mi	1/2.0 (-1)	897 (-4%)	16mo	$515,000	$574	36
1810 Ridgecrest Dr	2.24mi	1/1.0 (-1)	900 (-4%)	22mo	$365,000	$406	35
2534 Black Bear Ln	1.93mi	2/1.0	780 (-17%)	12mo	$360,000	$462	30
2125 Rising Fawn Way	1.85mi	1/1.5 (-1)	1,080 (+15%)	4mo	$427,000	$395	30
2306 Quiet Way Way	2.19mi	2/1.5	1,050 (+12%)	16mo	$385,000	$367	29
870 Seaton Ln	1.35mi	3/2.0 (+1)	1,200 (+28%)	6mo	$165,000	$138	26
760 Bear Hollow Way Way	1.47mi	1/2.0 (-1)	1,152 (+23%)	12mo	$305,000	$265	21
2106 Memory Way	1.93mi	1/2.0 (-1)	790 (-16%)	23mo	$374,000	$473	12

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,821
• Equity at exit: $20,129

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,170
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $399,999 ($349/sqft)
• Median days on market: 155 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37865

• Home prices YoY: -23.6%
• Rents YoY: 2.3%
• Active inventory: 230
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $189

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $282	-5% $235	+0% $189	+5% $142	+10% $95
Rent	-10% $76	-5% $133	+0% $189	+5% $245	+10% $301
Rate	-1.0pp $257	-0.5pp $223	base $189	+0.5pp $154	+1.0pp $118

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Well waterSeptic tank
• Home design: Single-family residenceResidential propertyThree or more levels
• Construction: Frame constructionOther construction materialsShingle roof
• Exterior features: PorchSloped, wooded lotLot dimensions approximately 166.07 x 218.28

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: CarpetOther flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed
• Interior features: Unfinished basementOther basement featuresNo built-in appliances listed
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 34 events

1. 2026-08-08
   days on market $135,000 Active 10 DOM
2. 2026-08-07
   days on market $135,000 Active 9 DOM
3. 2026-08-06
   days on market $135,000 Active 8 DOM
4. 2026-08-05
   days on market $135,000 Active 7 DOM
5. 2026-08-04
   days on market $135,000 Active 6 DOM
6. 2026-08-03
   days on market $135,000 Active 5 DOM
7. 2026-07-31
   days on market $135,000 Active 2 DOM
8. 2026-07-30
   days on marketlisting id $135,000 Active 1 DOM
9. 2026-06-19
   days on market $135,000 Active 182 DOM
10. 2026-06-18
    days on market $135,000 Active 181 DOM
11. 2026-06-17
    days on market $135,000 Active 180 DOM
12. 2026-06-16
    days on market $135,000 Active 179 DOM
13. 2026-06-15
    days on market $135,000 Active 178 DOM
14. 2026-06-14
    days on market $135,000 Active 176 DOM
15. 2026-06-13
    days on market $135,000 Active 175 DOM
16. 2026-06-10
    days on market $135,000 Active 173 DOM
17. 2026-06-09
    days on market $135,000 Active 172 DOM
18. 2026-06-08
    days on market $135,000 Active 171 DOM
19. 2026-06-07
    days on market $135,000 Active 170 DOM
20. 2026-06-02
    days on market $135,000 Active 165 DOM
21. 2026-06-01
    days on market $135,000 Active 164 DOM
22. 2026-05-31
    days on market $135,000 Active 163 DOM
23. 2026-05-30
    days on market $135,000 Active 162 DOM
24. 2026-02-20
    status Active 324-char remark
25. 2026-02-20
    status Active 324-char remark
26. 2026-01-12
    status Pending 324-char remark
27. 2026-01-12
    historical Pending - Continue to Show - Inspection 324-char remark
28. 2025-12-19
    listed $135,000 Active 324-char remark
29. 2025-12-19
    listed $135,000 Active 324-char remark
30. 2025-12-10
    listed $59,900
31. 2025-12-09
    soldstatus $67,000
32. 2025-12-09
    soldstatus $67,000 Closed
33. 2025-11-12
    status Pending
34. 2025-11-10
    listed $59,900 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,036
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,927
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,234/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 · 12 photos

Average 55/100 Moderate rehab Est. rehab $23,400–$42,120 screening

This property requires moderate renovations to bring it up to a livable condition. The roof and exterior need immediate attention, followed by kitchen and bathroom installations. Once complete, it will be move-in ready and suitable for both resale and rental.

Repairs flagged

• Major roof — Exposed plywood
• Major exterior — Exposed plywood
• Major kitchen — Missing countertops and sink
• Major bath — Missing tub and shower

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Install roof shingles — Protects home and improves appearance ↑
• Both Install kitchen countertops and sink — Completes kitchen and increases functionality ↑
• Both Install bathroom fixtures — Completes bathroom and increases functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Pigeon Forge Primary F TN #709/952 Nat'l #35,191/41,679 Middle Pigeon Forge Junior High School F TN #168/333 Nat'l #11,007/14,009 High Pigeon Forge High School

Schools (NCES district)

• District: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

C Composite livability gradescore 64/100

Livability — Seymour

• Score: 64/100
• State rank: #165
• US rank: #14260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 107,903 people
• City population: 25,074
• Metro: Sevierville, TN
• Population (ZIP): 25,074
• Household income: $88,231
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 2% of renters

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Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

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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% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1%

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Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.05%
• Current HPI: 339.7655
• Rent YoY: ▲ 2.31%
• Metro: Sevierville, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Well waterSeptic tank
• Home design: Single-family residenceResidential propertyThree or more levels
• Construction: Frame constructionOther construction materialsShingle roof
• Exterior features: PorchSloped, wooded lotLot dimensions approximately 166.07 x 218.28

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: CarpetOther flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed
• Interior features: Unfinished basementOther basement featuresNo built-in appliances listed
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+125.4% since first listed

14 events — show timeline

• 2026-07-29 Listed $135,000 REALTRACS as Distributed by MLS Grid
• 2026-07-29 Listed $135,000 GSMAR
• 2026-07-29 Listed $135,000 Knoxville MLS
• 2026-06-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-20 Relisted — Knoxville MLS
• 2026-01-12 Contingent — Knoxville MLS
• 2026-01-12 Listing Removed — Knoxville MLS
• 2025-12-19 Listed $135,000 Knoxville MLS
• 2025-12-19 Listed $135,000 REALTRACS as Distributed by MLS Grid
• 2025-12-10 Listed $59,900 REALTRACS as Distributed by MLS Grid
• 2025-12-09 Sold (MLS) $67,000 Knoxville MLS
• 2025-12-09 Sold (MLS) $67,000 REALTRACS as Distributed by MLS Grid
• 2025-11-12 Pending — Knoxville MLS
• 2025-11-10 Listed $59,900 Knoxville MLS