3174 Gap Rd · Altamont, TN 37301

$125,000

2 bd · 2.0 ba · 1,047 sqft · SingleFamily · 82 Days on market

Built 2023 5.15 ac lot $119/sqft · 68% below area

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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 +8.4/30.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.8/10.0

Listing remarks MLS

Discover a unique investment opportunity with this unfinished tiny home set on 5.51 acres of pristine land, showcasing breathtaking mountain views. Ideal for an Airbnb, glamping site, or a cozy second home getaway, this property offers tranquility and privacy surrounded by nature. The tiny home features an inviting upstairs balcony, perfect for enjoying morning coffee or evening sunsets. Step outside to a large deck that boasts an unfinished stone fireplace, creating a charming space for gatherings under the stars. Additionally, a separate sauna adds a luxurious touch, providing an ideal escape after exploring the outdoors. The property also includes an unfinished driveway entrance, allowing for customization as you develop your retreat. This is your chance to create a personalized living or rental space in a beautiful location. Whether you envision a rustic escape, an eco-friendly haven, or an artistic retreat, this tiny home has endless possibilities. Selling "as is" unfinished. Don’t miss this opportunity to own a slice of paradise with incredible potential. Embrace the beauty of tiny living and the peace of the outdoors!

Key facts

• Large deck
• Upstairs balcony
• 5.51 acres

Tags

• 5.51 ACRES
• MOUNTAIN VIEWS
• UPSTAIRS BALCONY
• LARGE DECK
• SEPARATE SAUNA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (23.8% below list).
• Recommended offer: $95k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#351 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Grundy County (rural): math 21% / reading 23% proficiency, ranked #110 of 139 in TN (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 16 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Grundy County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $95,211 (23.8% 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 82 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $390,779
• List price: $125,000
• Delta: -68.01%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $60,980
• Equity at exit: $112,610

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $185,197
• Equity at exit: $242,848

Cash invested: $35,000 (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 37301

• Home prices YoY: 2.7%
• Active inventory: 42
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-112

Break-even live

Break-even rent $1,093

Max offer price $108,840

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $125,000 Active 82 DOM
2. 2026-06-18
   days on market $125,000 Active 81 DOM
3. 2026-06-17
   days on market $125,000 Active 80 DOM
4. 2026-06-16
   days on market $125,000 Active 79 DOM
5. 2026-06-15
   days on market $125,000 Active 78 DOM
6. 2026-06-14
   days on market $125,000 Active 76 DOM
7. 2026-06-12
   pricedays on market $125,000 Active 75 DOM
8. 2026-06-09
   days on market $175,000 Active 72 DOM
9. 2026-06-08
   days on market $175,000 Active 71 DOM
10. 2026-06-07
    days on market $175,000 Active 70 DOM
11. 2026-06-02
    days on market $175,000 Active 65 DOM
12. 2026-06-01
    days on market $175,000 Active 64 DOM
13. 2026-05-31
    days on market $175,000 Active 63 DOM
14. 2026-05-30
    days on market $175,000 Active 62 DOM
15. 2026-04-02
    listed $175,000 Active 1158-char remark

    Show marketing remark (1158 chars)

    Discover a unique investment opportunity with this unfinished tiny home set on 5.51 acres of pristine land, showcasing breathtaking mountain views. Ideal for an Airbnb, glamping site, or a cozy second home getaway, this property offers tranquility and privacy surrounded by nature. The tiny home features an inviting upstairs balcony, perfect for enjoying morning coffee or evening sunsets. Step outside to a large deck that boasts an unfinished stone fireplace, creating a charming space for gatherings under the stars. Additionally, a separate sauna adds a luxurious touch, providing an ideal escape after exploring the outdoors. The property also includes an unfinished driveway entrance, allowing for customization as you develop your retreat. This is your chance to create a personalized living or rental space in a beautiful location. Whether you envision a rustic escape, an eco-friendly haven, or an artistic retreat, this tiny home has endless possibilities. Selling "as is" unfinished. Don’t miss this opportunity to own a slice of paradise with incredible potential. Embrace the beauty of tiny living and the peace of the outdoors!

16. 2026-03-30
    listed $175,000 Active 1158-char remark

    Show marketing remark (1158 chars)

    Discover a unique investment opportunity with this unfinished tiny home set on 5.51 acres of pristine land, showcasing breathtaking mountain views. Ideal for an Airbnb, glamping site, or a cozy second home getaway, this property offers tranquility and privacy surrounded by nature. The tiny home features an inviting upstairs balcony, perfect for enjoying morning coffee or evening sunsets. Step outside to a large deck that boasts an unfinished stone fireplace, creating a charming space for gatherings under the stars. Additionally, a separate sauna adds a luxurious touch, providing an ideal escape after exploring the outdoors. The property also includes an unfinished driveway entrance, allowing for customization as you develop your retreat. This is your chance to create a personalized living or rental space in a beautiful location. Whether you envision a rustic escape, an eco-friendly haven, or an artistic retreat, this tiny home has endless possibilities. Selling "as is" unfinished. Don’t miss this opportunity to own a slice of paradise with incredible potential. Embrace the beauty of tiny living and the peace of the outdoors!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,425
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,636
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $-490/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: Grundy County
• NCES district ID: 4701530
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 23% ▼ -3.00%
• Median HH income: $28,948
• Composite: 17.56/100
• National rank: #9044
• State rank: #110 of 139 in TN

Livability — Altamont

• Score: 55/100
• State rank: #351
• US rank: #23154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 913
• Population (ZIP): 1,319

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,660 people
• By 2030: 12,088 · -4.5%
• By 2040: 10,879 · -14.1%
• By 2050: 9,666 · -23.6%
• By 2075: 7,126 · -43.7%
• By 2100: 4,941 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Slovak 5% Iranian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+69.3) · D 15.0% · R 84.3%
• 2008→2024 swing: -56.5pp toward R · 2008: -12.8pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+55.3 2012: R+20.5 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.09%
• Current HPI: 380.5799
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-02 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-03-30 Listed $175,000 REALTRACS as Distributed by MLS Grid