1830 Main St Unit A-1 · Erwin, TN 37650

$1,400

3 bd · 2.0 ba · 1,050 sqft · SingleFamily · 24 Days on market

Built 1985 6.25 ac lot Est $1k · 33% 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks

3 Bedroom/2 Bath in beautiful Unicoi, TN. Water included, Central HVAC . No Pets

Key facts

• 6.25 acre lot
• Built 1985
• Listed 23 days

Property features AI

Finance

• Other: Zoning: A 1 / B 4; GPS directions available

Exterior

• Utilities: Public water
• Home design: Townhouse; Residential property
• Construction: Brick construction
• Exterior features: Bottom land topography; Approximately 6.25 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

🏷️ Possibly a rental listed for sale. The $1,400 price doesn't fit this home's estimated sale value (~$1,050) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $1k (1.5% below list) — sets the bar for market timing.
• Cap rate 975.3% vs local median 3.5% in Erwin — 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 61/100 on livability (#241 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Unicoi County (town): math 25% / reading 26% proficiency, ranked #88 of 139 in TN (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Unicoi Elementary (math 22% / reading 22%, grade F, #601 of 952 statewide, top 66%, 317 students, 0% FRL); Unicoi Co Middle School (math 26% / reading 22%, grade F, #160 of 333 statewide, top 48%, 446 students, 0% FRL); Unicoi Co High School (math 8% / reading 34%, grade F, #174 of 332 statewide, top 52%, 713 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 71 active listings in the ZIP; 24 units permitted in Unicoi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $42 of value loss. Plan a longer hold.
• Unicoi County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $392 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,379 (1.5% below list)

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 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?
3. 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?
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 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: 103.09% ✓
• Cap rate: 975.28%
• Cash-on-cash: 3460.67%
• DSCR: 154.98
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $1,050
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Main St Unit A3	0.00mi	2/1.5 (-1)	1,050 (0%)	11mo	$1,100	$1	84
1832 Main St Unit B1	0.03mi	3/2.0	1,175 (+12%)	10mo	$1,450	$1	70
1177 Johnson Loop Rd	0.49mi	2/2.0 (-1)	1,200 (+14%)	16mo	$255,300	$213	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 184.15×
• Total profit: $71,796
• Equity at exit: $209

10-year hold

• IRR: —
• Equity multiple: 397.23×
• Total profit: $155,320
• Equity at exit: $121

Cash invested: $392 (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 37650

• Home prices YoY: -2.7%
• Active inventory: 71
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $21/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $1,130

Break-even live

Break-even rent $12

Max offer price $1,400

Occupancy floor 17%

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: $350
• Closing costs: $42
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $1,400 Active 24 DOM
2. 2026-06-18
   days on market $1,400 Active 23 DOM
3. 2026-06-17
   days on market $1,400 Active 22 DOM
4. 2026-06-16
   days on market $1,400 Active 21 DOM
5. 2026-06-15
   days on market $1,400 Active 20 DOM
6. 2026-06-14
   days on market $1,400 Active 18 DOM
7. 2026-06-13
   days on market $1,400 Active 17 DOM
8. 2026-06-10
   days on market $1,400 Active 15 DOM
9. 2026-06-09
   days on market $1,400 Active 14 DOM
10. 2026-06-08
    days on market $1,400 Active 13 DOM
11. 2026-06-07
    days on market $1,400 Active 12 DOM
12. 2026-06-05
    days on market $1,400 Active 9 DOM
13. 2026-06-03
    days on market $1,400 Active 8 DOM
14. 2026-06-02
    days on market $1,400 Active 7 DOM
15. 2026-06-01
    days on market $1,400 Active 6 DOM
16. 2026-05-31
    days on market $1,400 Active 5 DOM
17. 2026-05-30
    days on market $1,400 Active 4 DOM
18. 2026-05-27
    listed $1,400 Active

ⓘ 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: $17,319
• − Mortgage interest: −$78
• − Property taxes: −$21
• − Insurance: −$7
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$41
• Taxable income: $14,401
• Est. tax owed @ 24.0%: −$3,456
• After-tax cash flow: $10,110/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: Unicoi County
• NCES district ID: 4704230
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $35,366
• Composite: 21.08/100
• National rank: #8443
• State rank: #88 of 139 in TN

Livability — Erwin

• Score: 61/100
• State rank: #241
• US rank: #17531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,109

Population outlook (Unicoi County) Hauer SSP2

• Today (2025): 17,083 people
• By 2030: 16,570 · -3.0%
• By 2040: 15,389 · -9.9%
• By 2050: 14,270 · -16.5%
• By 2075: 12,302 · -28.0%
• By 2100: 10,812 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Unicoi

• 2024 margin: Solid R (+62.0) · D 18.5% · R 80.5% · Other 1.0%
• 2008→2024 swing: -21.8pp toward R · 2008: -40.2pp · 2024: -62.0pp
• All cycles: 2024: R+62.0 2020: R+60.0 2016: R+61.5 2012: R+44.1 2008: R+40.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.18%
• Current HPI: 290.1171
• 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

1 event — show timeline

• 2026-05-27 Listed $1,400 TVRMLS