1549 Prettiest Sunset Way · Pigeon Forge, TN 37865

$135,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 182 Days on market

Built 2010 Average condition 0.80 ac lot $144/sqft · 61% below area

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.5/10.0
• 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

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 $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 1.1% in Pigeon Forge — 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 72/100 on livability (#36 in TN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime 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.
• Market conditions: Rents rising (+2.3%/yr); 183 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

• It's been on market 182 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $346,832
• List price: $135,000
• Delta: -61.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-13,175
• Equity at exit: $20,129

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,823
• 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 →

ZIP-level market 37865

• Home prices YoY: -23.6%
• Rents YoY: 2.3%
• Active inventory: 183
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $151

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 84%

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
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $135,000 Active 182 DOM
2. 2026-06-18
   days on market $135,000 Active 181 DOM
3. 2026-06-17
   days on market $135,000 Active 180 DOM
4. 2026-06-16
   days on market $135,000 Active 179 DOM
5. 2026-06-15
   days on market $135,000 Active 178 DOM
6. 2026-06-14
   days on market $135,000 Active 176 DOM
7. 2026-06-13
   days on market $135,000 Active 175 DOM
8. 2026-06-10
   days on market $135,000 Active 173 DOM
9. 2026-06-09
   days on market $135,000 Active 172 DOM
10. 2026-06-08
    days on market $135,000 Active 171 DOM
11. 2026-06-07
    days on market $135,000 Active 170 DOM
12. 2026-06-02
    days on market $135,000 Active 165 DOM
13. 2026-06-01
    days on market $135,000 Active 164 DOM
14. 2026-05-31
    days on market $135,000 Active 163 DOM
15. 2026-05-30
    days on market $135,000 Active 162 DOM
16. 2026-02-20
    status Active 324-char remark

    Show marketing remark (324 chars)

    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.

17. 2026-02-20
    status Active 324-char remark

    Show marketing remark (324 chars)

    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.

18. 2026-01-12
    status Pending 324-char remark

    Show marketing remark (324 chars)

    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.

19. 2026-01-12
    historical Pending - Continue to Show - Inspection 324-char remark

    Show marketing remark (324 chars)

    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.

20. 2025-12-19
    listed $135,000 Active 324-char remark

    Show marketing remark (324 chars)

    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.

21. 2025-12-19
    listed $135,000 Active 324-char remark

    Show marketing remark (324 chars)

    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.

22. 2025-12-10
    listed $59,900
23. 2025-12-09
    soldstatus $67,000
24. 2025-12-09
    soldstatus $67,000 Closed
25. 2025-11-12
    status Pending
26. 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 6/10 Major
• 🌡 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: $16,467
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,927
• Taxable loss: −$357
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,899/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed plywood	Major	$15,000–50,000
exterior · Exposed plywood	Major	$15,000–50,000
kitchen · Missing countertops and sink	Major	$15,000–50,000
bath · Missing tub and shower	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — Pigeon Forge

• Score: 72/100
• State rank: #36
• US rank: #6327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• City population: 21,767
• Metro: Sevierville, TN
• Population (ZIP): 25,074
• Household income: $88,231
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 239.0

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%

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%

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

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

+125.4% since first listed

11 events — show timeline

• 2026-02-20 Relisted — GSMAR
• 2026-02-20 Relisted — Knoxville MLS
• 2026-01-12 Pending — GSMAR
• 2026-01-12 Contingent — Knoxville MLS
• 2025-12-19 Listed $135,000 Knoxville MLS
• 2025-12-19 Listed $135,000 GSMAR
• 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