825-827 Foch St · Maryville, TN 37801

$429,900

None bd · 4.0 ba · 2,138 sqft · MultiFamily public records · 24 Days on market

Built 2003 10,019 sqft lot Est $393k · 9% over

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Why this score? — see what drove the D+ 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 +18.9/30.0
• DSCR +6.0/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Very nice duplex with excellent rental history. Each unit has 3 BR and 2 Baths and fenced back yards. Both units have long-term tenants. Great location! Seller currently pays $937 for Insurance and $550 for lawn maintenance per year. Please Do Not disturb Tenants. Must have 24 hours notice. Evening showings preferred on week days.

Key facts

• Immediate occupancy
• 0.23 acre lot
• Built 2003

Tags

• CENTRALLY LOCATED DUPLEX
• INCOME PRODUCING PROPERTIES
• IMMEDIATE OCCUPANCY

Property features AI

Finance

• Other: Building area reported as 2,138 (source: tax records); Lot approximately 0.23 acres (about 10,019 sq ft), dimensions ~72 x 144
• Financial info: Owner pays lawn maintenance, advertising, leasing fees, and insurance

Exterior

• Parking: Off-street parking
• Utilities: Water and sewer information not provided; Electric heating and central cooling
• Home design: Multi-family property with 2 units; Address: 825-827 Foch St, Maryville, TN 37801
• Construction: Vinyl siding; Brick
• Exterior features: Vinyl siding and brick exterior

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive. Per door: $222/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (6.7% below list).
• Recommended offer: $401k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.7% in Maryville — 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 71/100 on livability (#38 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, health & safety F.
• Maryville (suburban): math 58% / reading 55% proficiency, ranked #5 of 139 in TN (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Foothills Elementary (math 67% / reading 62%, grade B, #41 of 952 statewide, top 5%, 640 students, 0% FRL); Montgomery Ridge Intermediate School (math 68% / reading 55%, grade B+, #5 of 333 statewide, top 2%, 862 students, 0% FRL); Maryville High School (math 15% / reading 60%, grade F, #32 of 332 statewide, top 9%, 1,242 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 175 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).
• At $4,011/mo this rent would consume 65% of the median local household income ($74k/yr) (locally 604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $164k; list at $430k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $401,100 (6.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $393,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Pinedale St	0.59mi	4/—	2,034 (-5%)	23mo	$375,000	$184	45

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 · 4.26% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-36,376
• Equity at exit: $64,099

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $25,983
• Equity at exit: $37,170

Cash invested: $120,372 (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 37801

• Home prices YoY: -15.3%
• Rents YoY: 4.3%
• Active inventory: 175
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,011 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$292 /mo · $3,503/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $443

Break-even live

Break-even rent $3,450

Max offer price $429,900

Occupancy floor 84%

Sensitivity live

Price	-10% $687	-5% $565	+0% $443	+5% $322	+10% $200
Rent	-10% $126	-5% $285	+0% $443	+5% $602	+10% $760
Rate	-1.0pp $660	-0.5pp $553	base $443	+0.5pp $332	+1.0pp $218

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,012
Total (2 units)			$4,011

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 Mountain Quail Cir Unit CR22 Maryville, TN	3.0	2.5	1471	$2,300	$1.56	4d	1	1.24mi
1608 Mountain Quail Cir Maryville, TN	3.0	2.5	1471	$2,200	$1.50	4d	1	1.24mi
1472 Mountain Quail Cir Maryville, TN	3.0	2.5	1471	$2,000	$1.36	4d	1	1.24mi
1701 Westside Dr Maryville, TN	3.0	2.5	2104	$1,950	$0.93	4d	1	1.34mi
837 Wilson Rd Maryville, TN	3.0	2.5	2164	$2,400	$1.11	45d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $429,900 Active 24 DOM
2. 2026-06-17
   days on market $429,900 Active 23 DOM
3. 2026-06-16
   days on market $429,900 Active 22 DOM
4. 2026-06-15
   pricedays on market $429,900 Active 21 DOM
5. 2026-06-14
   days on market $449,900 Active 19 DOM
6. 2026-06-13
   statusdays on market $449,900 Active 18 DOM
7. 2026-06-10
   days on market $449,900 Pending - Continue to Show 16 DOM
8. 2026-06-09
   days on market $449,900 Pending - Continue to Show 15 DOM
9. 2026-06-08
   days on market $449,900 Pending - Continue to Show 14 DOM
10. 2026-06-07
    days on market $449,900 Pending - Continue to Show 13 DOM
11. 2026-06-03
    days on market $449,900 Pending - Continue to Show 9 DOM
12. 2026-06-02
    days on market $449,900 Pending - Continue to Show 8 DOM
13. 2026-06-01
    days on market $449,900 Pending - Continue to Show 7 DOM
14. 2026-05-31
    days on market $449,900 Pending - Continue to Show 6 DOM
15. 2026-05-31
    statusdays on market $449,900 Pending - Continue to Show 5 DOM
16. 2026-05-25
    listed $449,900 Active
17. 2017-09-01
    soldstatus $163,500
18. 2017-08-31
    soldstatus $163,500 Closed 337-char remark

    Show marketing remark (337 chars)

    Very nice duplex with excellent rental history. Each unit has 3 BR and 2 Baths and fenced back yards. Both units have long-term tenants. Great location! Seller currently pays $937 for Insurance and $550 for lawn maintenance per year. Please Do Not disturb Tenants. Must have 24 hours notice. Evening showings preferred on week days.

19. 2017-08-03
    historical Pending - Continue to Show 337-char remark

    Show marketing remark (337 chars)

    Very nice duplex with excellent rental history. Each unit has 3 BR and 2 Baths and fenced back yards. Both units have long-term tenants. Great location! Seller currently pays $937 for Insurance and $550 for lawn maintenance per year. Please Do Not disturb Tenants. Must have 24 hours notice. Evening showings preferred on week days.

20. 2017-07-25
    listed $169,000 Active 337-char remark

    Show marketing remark (337 chars)

    Very nice duplex with excellent rental history. Each unit has 3 BR and 2 Baths and fenced back yards. Both units have long-term tenants. Great location! Seller currently pays $937 for Insurance and $550 for lawn maintenance per year. Please Do Not disturb Tenants. Must have 24 hours notice. Evening showings preferred on week days.

21. 2011-08-19
    soldstatus $90,000 217-char remark

    Show marketing remark (217 chars)

    Vacancies are rare and the investment is solid with these two 3BR/2BA units. Priced well under tax appraisal, you name the price subject to bank approval. Call owner/agent for information. Buyer to verify information.

22. 2011-04-11
    listed $119,900 217-char remark

    Show marketing remark (217 chars)

    Vacancies are rare and the investment is solid with these two 3BR/2BA units. Priced well under tax appraisal, you name the price subject to bank approval. Call owner/agent for information. Buyer to verify information.

ⓘ 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: $3,503 · $292/mo
• Projected year-2 tax: $3,503 · $292/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,132
• − Mortgage interest: −$24,081
• − Property taxes: −$3,503
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,851
• − Management: −$3,851
• − Depreciation: −$12,506
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $5,753/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: Maryville
• NCES district ID: 4702700
• Math proficiency: 58% ▼ -3.00%
• Reading proficiency: 55% ▼ -3.00%
• Median HH income: $52,318
• Composite: 48.42/100
• National rank: #2134
• State rank: #5 of 139 in TN

Livability — Maryville

• Score: 71/100
• State rank: #38
• US rank: #6533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryville, TN
• County: Blount County · 112,418 people
• City population: 89,294
• Metro: Knoxville, TN
• Population (ZIP): 28,090
• Household income: $73,508
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 604.0

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.91%
• Current HPI: 337.1507
• Rent YoY: ▲ 4.26%
• Metro: Knoxville, 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

+275.2% since first listed

7 events — show timeline

• 2026-05-25 Listed $449,900 Knoxville MLS
• 2017-09-01 Sold (Public Records) $163,500 Public Records
• 2017-08-31 Sold (MLS) $163,500 Knoxville MLS
• 2017-08-03 Contingent — Knoxville MLS
• 2017-07-25 Listed $169,000 Knoxville MLS
• 2011-08-19 Sold (MLS) $90,000 Knoxville MLS
• 2011-04-11 Listed $119,900 Knoxville MLS

Property tax history

+2.9%/yr

Latest (2025): $3,503 · +4.2% YoY. Source: county tax records.