105 Curtis St · Greeneville, TN 37745

$89,900

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 217 Days on market

Built 1960 9,147 sqft lot Est $124k · 27% under

---

Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

Key facts

• 1 car carport
• 9,147 sq ft lot
• Parking

Tags

• UPDATED ELECTRICAL BREAKER BOX
• NEW RAILING IN BASEMENT
• FULL UNFINISHED BASEMENT
• 1 CAR CARPORT
• LEVEL TO GENTLY ROLLING LOT

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Fixer condition
• Construction: Vinyl siding; Block foundation; Block unfinished walk-out basement
• Exterior features: Covered front porch; Asphalt roof; Sloped, gentle sloping lot; County road frontage

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling
• Interior features: Double pane windows; Metal fireplace
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 2.7% in Greeneville — 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 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Doak Elementary (math 31% / reading 18%, grade F, #546 of 952 statewide, top 61%, 569 students, 0% FRL); Chuckey Doak High School (math 22% / reading 42%, grade F, #56 of 332 statewide, top 20%, 592 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 224 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 1.19% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $123,750
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Broyles St	0.14mi	1/1.0 (-1)	775 (+3%)	14mo	$128,000	$165	71
335 Biddle St St	0.52mi	2/1.0	776 (+4%)	24mo	$90,000	$116	50
620 Irish St	0.35mi	2/1.0	646 (-14%)	14mo	$165,000	$255	49
102 Sycamore St	0.40mi	2/1.0	640 (-15%)	12mo	$120,000	$188	47
342 Royal St	0.50mi	2/1.0	840 (+12%)	14mo	$95,000	$113	45
512 N North Hill St St	0.47mi	2/1.0	846 (+13%)	24mo	$60,000	$71	37

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $4,870
• Equity at exit: $13,404

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $29,171
• Equity at exit: $7,773

Cash invested: $25,172 (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 37745

• Home prices YoY: -6.0%
• Active inventory: 224
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $306

Break-even live

Break-even rent $681

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-05
   statusdays on market $89,900 Pending 217 DOM
2. 2026-06-02
   days on market $89,900 Active 215 DOM
3. 2026-06-01
   days on market $89,900 Active 214 DOM
4. 2026-05-31
   days on market $89,900 Active 213 DOM
5. 2026-05-30
   days on market $89,900 Active 212 DOM
6. 2026-05-15
   price $89,900
7. 2026-04-22
   status Active
8. 2026-04-13
   status Pending
9. 2026-02-08
   price $99,000
10. 2026-01-15
    status Active
11. 2025-10-19
    listed $112,000 Active
12. 2023-08-14
    soldstatus $103,000
13. 2023-08-11
    soldstatus $103,000 Closed 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

14. 2023-07-05
    historical Active Under Contract 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

15. 2023-05-22
    price $98,900 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

16. 2023-05-01
    status Active 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

17. 2023-04-30
    historical 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

18. 2023-03-13
    price $114,800 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

19. 2022-10-24
    listed $120,000 Active 148-char remark

    Show marketing remark (148 chars)

    Beautiful 2 bedroom home. Home has original hard wood floors. Large laundry with half bath. Very convenient for shopping, restaurants, and hospital.

20. 1979-05-03
    soldstatus $15,000

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $638 · $53/mo
• Expected delta: +$291/yr (+$24/mo · 83.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,813
• − Mortgage interest: −$5,036
• − Property taxes: −$347
• − Insurance: −$450
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,615
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,113/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 45,638 people
• City population: 45,638
• Metro: Greeneville, TN
• Population (ZIP): 21,090
• Household income: $57,159
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 359.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.99%
• Current HPI: 295.4621
• Rent YoY: —
• Metro: Greeneville, 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

+499.3% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $89,900 LAAR
• 2026-04-22 Relisted — LAAR
• 2026-04-13 Pending — LAAR
• 2026-02-08 Price Changed $99,000 LAAR
• 2026-01-15 Relisted — LAAR
• 2025-10-19 Listed $112,000 LAAR
• 2023-08-14 Sold (Public Records) $103,000 Public Records
• 2023-08-11 Sold (MLS) $103,000 TVRMLS
• 2023-07-05 Contingent — TVRMLS
• 2023-05-22 Price Changed $98,900 TVRMLS
• 2023-05-01 Relisted — TVRMLS
• 2023-04-30 Delisted — TVRMLS
• 2023-03-13 Price Changed $114,800 TVRMLS
• 2022-10-24 Listed $120,000 TVRMLS
• 1979-05-03 Sold (Public Records) $15,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.