524 Allensville Rd Rd #26 · Sevierville, TN 37876

$249,900

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 38 Days on market

Built 2002 $195/sqft · at area comps Est $241k · at est. $80/mo HOA · 5% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +5.8/15.0
• Livability +2.9/5.0
• DSCR +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Great looking Town Home and move-in ready! Just 2 miles from Downtown Sevierville. Nice floor plan features 2 bedrooms on the 2nd floor and a spacious living room area on the 1st. The kitchen is open and has a breakfast area which overlooks the patio. All kitchen appliances, and washer & dryer included. Nice back yard patio where you can enjoy outdoor living, Bbq-ing and gardening.

Key facts

• Full kitchen
• Reserved parking
• Large closets

Tags

• RESERVED PARKING
• PRIVATE PATIO
• FULL KITCHEN
• LARGE CLOSETS

Property features AI

Finance

• Other: Directions: From Hwy 66 turn onto Allensville Rd and go approximately 1.2 miles. Enter at Green Gables sign on left. Unit #26
• HOA & community: Homeowners association with monthly fee of $80; HOA includes grounds maintenance and provides management

Exterior

• Parking: Assigned parking; Lighted parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Phone available; Water connected; Sewer connected
• Home design: Townhouse; Residential property; 2 stories; One common wall (no one above, no one below); Property listed as both fixer and updated/remodeled
• Construction: Stone and vinyl siding exterior
• Exterior features: Pets allowed; Subdivision: Green Gables Townhomes; R-2 zoning

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (31.8% below list).
• Recommended offer: $170k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.7% in Sevierville — 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 (#323 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities 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: Catlettsburg Elementary School (math 33% / reading 28%, grade F, #408 of 952 statewide, top 43%, 614 students, 0% FRL); Northview Junior Academy (math 26% / reading 18%, grade F, #176 of 333 statewide, top 55%, 664 students, 0% FRL); Northview Senior Academy (math 75% / reading 32%, grade C-, #6 of 332 statewide, top 2%, 585 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 soft (-2.6%/yr); 1127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $134k; list at $250k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $170,368 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 12.2

CMA / ARV

• ARV (median comp): $240,566
• List price: $249,900
• Delta: 3.88%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.70×
• Total profit: $118,850
• Equity at exit: $225,130

10-year hold

• IRR: 18.6%
• Equity multiple: 6.01×
• Total profit: $350,442
• Equity at exit: $485,501

Cash invested: $69,972 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1127
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$104
• HOA: −$80
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-191

Break-even live

Break-even rent $1,946

Max offer price $216,150

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-120	+0% $-191	+5% $-547	+10% $-634
Rent	-10% $-326	-5% $-258	+0% $-191	+5% $-124	+10% $-56
Rate	-1.0pp $-65	-0.5pp $-127	base $-191	+0.5pp $-256	+1.0pp $-322

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Mount Dr Sevierville, TN	1.0–3.0	1.0–2.0	945	$1,625	$1.72	45d	33	0.50mi
813 Union Crest Ct Sevierville, TN	3.0	2.0	1300	$2,100	$1.62	45d	1	0.87mi
106 Jersey Dr Unit 10 Sevierville, TN	2.0	1.5	1000	$1,400	$1.40	45d	1	1.44mi

HOA detail condo

• Monthly dues: $80 · $960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-19
   days on market $249,900 Active 38 DOM
2. 2026-06-18
   days on market $249,900 Active 37 DOM
3. 2026-06-17
   days on market $249,900 Active 36 DOM
4. 2026-06-16
   days on market $249,900 Active 35 DOM
5. 2026-06-15
   days on market $249,900 Active 34 DOM
6. 2026-06-14
   days on market $249,900 Active 32 DOM
7. 2026-06-13
   days on market $249,900 Active 31 DOM
8. 2026-06-10
   days on market $249,900 Active 29 DOM
9. 2026-06-09
   days on market $249,900 Active 28 DOM
10. 2026-06-08
    days on market $249,900 Active 27 DOM
11. 2026-06-07
    days on market $249,900 Active 26 DOM
12. 2026-06-02
    days on market $249,900 Active 21 DOM
13. 2026-06-01
    days on market $249,900 Active 20 DOM
14. 2026-05-31
    days on market $249,900 Active 19 DOM
15. 2026-05-30
    days on market $249,900 Active 18 DOM
16. 2026-05-12
    listed $249,900 Active 300-char remark
17. 2026-02-17
    price $254,900
18. 2025-12-17
    listed $99,900

    Show marketing remark (388 chars)

    Great looking Town Home and move-in ready! Just 2 miles from Downtown Sevierville. Nice floor plan features 2 bedrooms on the 2nd floor and a spacious living room area on the 1st. The kitchen is open and has a breakfast area which overlooks the patio. All kitchen appliances, and washer & dryer included. Nice back yard patio where you can enjoy outdoor living, Bbq-ing and gardening.

19. 2020-09-02
    soldstatus $134,000
20. 2020-08-31
    soldstatus $134,000
21. 2016-08-10
    soldstatus $99,000
22. 2016-08-09
    soldstatus $99,000

    Show marketing remark (388 chars)

    Great looking Town Home and move-in ready! Just 2 miles from Downtown Sevierville. Nice floor plan features 2 bedrooms on the 2nd floor and a spacious living room area on the 1st. The kitchen is open and has a breakfast area which overlooks the patio. All kitchen appliances, and washer & dryer included. Nice back yard patio where you can enjoy outdoor living, Bbq-ing and gardening.

23. 2016-08-09
    soldstatus $99,000 Closed

    Show marketing remark (388 chars)

    Great looking Town Home and move-in ready! Just 2 miles from Downtown Sevierville. Nice floor plan features 2 bedrooms on the 2nd floor and a spacious living room area on the 1st. The kitchen is open and has a breakfast area which overlooks the patio. All kitchen appliances, and washer & dryer included. Nice back yard patio where you can enjoy outdoor living, Bbq-ing and gardening.

24. 2016-06-21
    historical Pending - Continue to Show
25. 2016-06-14
    status Active
26. 2016-06-03
    historical Pending - Continue to Show
27. 2016-05-04
    status Active
28. 2016-05-04
    status Pending
29. 2016-05-04
    status Active
30. 2016-05-03
    historical Pending - Continue to Show
31. 2016-04-15
    listed $99,900 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: $508 · $42/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$1,266/yr (+$106/mo · 249.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,444
• − Mortgage interest: −$13,998
• − Property taxes: −$508
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$960
• − Depreciation: −$7,270
• Taxable loss: −$6,813
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $-658/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: 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 — Sevierville

• Score: 57/100
• State rank: #323
• US rank: #21663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• Metro: Sevierville, TN
• Population (ZIP): 33,561
• Household income: $58,277
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 611.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 11.06%
• Current HPI: 477.19
• Rent YoY: ▼ -2.57%
• 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

+150.2% since first listed

16 events — show timeline

• 2026-05-12 Listed $249,900 GSMAR
• 2026-02-17 Price Changed $254,900 GSMAR
• 2025-12-17 Listed $99,900 REALTRACS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) $134,000 Public Records
• 2020-08-31 Sold (MLS) $134,000 GSMAR
• 2016-08-10 Sold (Public Records) $99,000 Public Records
• 2016-08-09 Sold (MLS) $99,000 Knoxville MLS
• 2016-08-09 Sold (MLS) $99,000 REALTRACS as Distributed by MLS Grid
• 2016-06-21 Contingent — Knoxville MLS
• 2016-06-14 Relisted — Knoxville MLS
• 2016-06-03 Contingent — Knoxville MLS
• 2016-05-04 Relisted — Knoxville MLS
• 2016-05-04 Pending — Knoxville MLS
• 2016-05-04 Relisted — Knoxville MLS
• 2016-05-03 Contingent — Knoxville MLS
• 2016-04-15 Listed $99,900 Knoxville MLS

Property tax history

-0.2%/yr

Latest (2025): $508 · +0.0% YoY. Source: county tax records.