811 Siluria St · Harriman, TN 37748

$299,000

16 bd · 4.0 ba · 1,760 sqft · MultiFamily public records · 430 Days on market

Built 1932 9,583 sqft lot $170/sqft · 92% above area

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Why this score? — see what drove the C+ 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• 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: 4 units. confirmed

Listing remarks MLS

This well-maintained quadplex offers a blend of vintage character and modern upgrades. All four apartments have spacious rooms , 1 bedroom and 1 bathroom and off street parking. Making this a place to live.

Key facts

• 9,583 sq ft lot
• Built 1932
• Listed 430 days

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.0% in Harriman — 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 (#330 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingston Elementary (math 36% / reading 36%, grade F, #305 of 952 statewide, top 32%, 808 students, 0% FRL); Cherokee Middle School (math 43% / reading 34%, grade F, #49 of 333 statewide, top 15%, 470 students, 0% FRL); Roane County High School (math 2% / reading 42%, grade F, #156 of 332 statewide, top 49%, 652 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: 213 active listings in the ZIP; 229 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Roane County population projected at -21% 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 $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.23% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $155,617
• List price: $299,000
• Delta: 92.14%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $20,927
• Equity at exit: $44,582

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $107,284
• Equity at exit: $25,852

Cash invested: $83,720 (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 37748

• Home prices YoY: -11.5%
• Active inventory: 213
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $3,679 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,091

Break-even live

Break-even rent $2,298

Max offer price $299,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,260	-5% $1,175	+0% $1,091	+5% $1,006	+10% $922
Rent	-10% $800	-5% $946	+0% $1,091	+5% $1,236	+10% $1,381
Rate	-1.0pp $1,241	-0.5pp $1,167	base $1,091	+0.5pp $1,013	+1.0pp $935

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,680
Total (4 units)			$3,679

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $299,000 Active 430 DOM
2. 2026-06-18
   days on market $299,000 Active 427 DOM
3. 2026-06-17
   days on market $299,000 Active 426 DOM
4. 2026-06-16
   days on market $299,000 Active 425 DOM
5. 2026-06-15
   days on market $299,000 Active 424 DOM
6. 2026-06-14
   days on market $299,000 Active 422 DOM
7. 2026-06-13
   days on market $299,000 Active 421 DOM
8. 2026-06-10
   days on market $299,000 Active 419 DOM
9. 2026-06-09
   days on market $299,000 Active 418 DOM
10. 2026-06-08
    days on market $299,000 Active 417 DOM
11. 2026-06-07
    days on market $299,000 Active 416 DOM
12. 2026-06-03
    days on market $299,000 Active 412 DOM
13. 2026-06-02
    days on market $299,000 Active 411 DOM
14. 2026-06-01
    days on market $299,000 Active 410 DOM
15. 2026-05-31
    days on market $299,000 Active 409 DOM
16. 2026-05-31
    days on market $299,000 Active 408 DOM
17. 2026-04-28
    price $299,000 207-char remark

    Show marketing remark (207 chars)

    This well-maintained quadplex offers a blend of vintage character and modern upgrades. All four apartments have spacious rooms , 1 bedroom and 1 bathroom and off street parking. Making this a place to live.

18. 2026-02-27
    price $314,900 207-char remark

    Show marketing remark (207 chars)

    This well-maintained quadplex offers a blend of vintage character and modern upgrades. All four apartments have spacious rooms , 1 bedroom and 1 bathroom and off street parking. Making this a place to live.

19. 2026-01-20
    listed $185,000 177-char remark

    Show marketing remark (177 chars)

    This is a can't miss 4-Unit investment opportunity perfectly located in the city of Harriman. Low maintenance, good return on investment, what's not to love? Check it out today!

20. 2025-06-10
    price $329,900 207-char remark

    Show marketing remark (207 chars)

    This well-maintained quadplex offers a blend of vintage character and modern upgrades. All four apartments have spacious rooms , 1 bedroom and 1 bathroom and off street parking. Making this a place to live.

21. 2025-04-17
    listed $349,000 Active 207-char remark

    Show marketing remark (207 chars)

    This well-maintained quadplex offers a blend of vintage character and modern upgrades. All four apartments have spacious rooms , 1 bedroom and 1 bathroom and off street parking. Making this a place to live.

22. 2023-10-03
    soldstatus $900,000
23. 2023-09-26
    soldstatus $900,000 Closed
24. 2023-07-30
    historical Pending - Continue to Show - Inspection
25. 2023-07-11
    price $274,500
26. 2023-04-20
    listed $285,000 Active
27. 2022-09-15
    soldstatus $160,000
28. 2022-04-28
    soldstatus $160,000 177-char remark

    Show marketing remark (177 chars)

    This is a can't miss 4-Unit investment opportunity perfectly located in the city of Harriman. Low maintenance, good return on investment, what's not to love? Check it out today!

29. 2022-04-28
    soldstatus $160,000 Closed

    Show marketing remark (177 chars)

    This is a can't miss 4-Unit investment opportunity perfectly located in the city of Harriman. Low maintenance, good return on investment, what's not to love? Check it out today!

30. 2022-02-18
    historical Pending - Continue to Show
31. 2022-02-13
    status Active
32. 2022-02-03
    historical Pending - Continue to Show
33. 2022-01-31
    listed $185,000 Active
34. 2018-11-14
    soldstatus $85,900
35. 2018-11-12
    soldstatus $85,900
36. 2018-11-12
    soldstatus $85,900
37. 2018-09-24
    listed $89,900
38. 2012-11-14
    soldstatus $50,000
39. 2009-10-29
    listed $77,500
40. 2009-05-08
    soldstatus $59,900
41. 2009-05-04
    soldstatus $42,500
42. 2009-04-30
    soldstatus $59,900
43. 2009-02-09
    listed $74,900
44. 2007-04-24
    soldstatus $117,000
45. 2005-03-24
    listed $99,900
46. 2004-09-24
    soldstatus $4,750
47. 2004-04-20
    listed $16,000
48. 2002-01-30
    soldstatus $45,000
49. 2002-01-30
    soldstatus $45,000
50. 1994-07-01
    soldstatus $85,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$647/yr (+$54/mo · 43.8%)

ⓘ 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 8 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,148
• − Mortgage interest: −$16,749
• − Property taxes: −$1,476
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,532
• − Management: −$3,532
• − Depreciation: −$8,698
• Taxable income: $8,666
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $11,010/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Harriman

• Score: 57/100
• State rank: #330
• US rank: #21927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harriman, TN
• City population: 17,021
• Population (ZIP): 17,021

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.78%
• Current HPI: 305.724
• 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

+251.8% since first listed

34 events — show timeline

• 2026-04-28 Price Changed $299,000 Knoxville MLS
• 2026-02-27 Price Changed $314,900 Knoxville MLS
• 2026-01-20 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2025-06-10 Price Changed $329,900 Knoxville MLS
• 2025-04-17 Listed $349,000 Knoxville MLS
• 2023-10-03 Sold (Public Records) $900,000 Public Records
• 2023-09-26 Sold (MLS) $900,000 Knoxville MLS
• 2023-07-30 Contingent — Knoxville MLS
• 2023-07-11 Price Changed $274,500 Knoxville MLS
• 2023-04-20 Listed $285,000 Knoxville MLS
• 2022-09-15 Sold (Public Records) $160,000 Public Records
• 2022-04-28 Sold (MLS) $160,000 Knoxville MLS
• 2022-04-28 Sold (MLS) $160,000 REALTRACS as Distributed by MLS Grid
• 2022-02-18 Contingent — Knoxville MLS
• 2022-02-13 Relisted — Knoxville MLS
• 2022-02-03 Contingent — Knoxville MLS
• 2022-01-31 Listed $185,000 Knoxville MLS
• 2018-11-14 Sold (Public Records) $85,900 Public Records
• 2018-11-12 Sold (MLS) $85,900 RCAOR
• 2018-11-12 Sold (MLS) $85,900 REALTRACS as Distributed by MLS Grid
• 2018-09-24 Listed $89,900 RCAOR
• 2012-11-14 Sold (Public Records) $50,000 Public Records
• 2009-10-29 Listed $77,500 Knoxville MLS
• 2009-05-08 Sold (Public Records) $59,900 Public Records
• 2009-05-04 Sold (Public Records) $42,500 Public Records
• 2009-04-30 Sold (MLS) $59,900 Knoxville MLS
• 2009-02-09 Listed $74,900 Knoxville MLS
• 2007-04-24 Sold (Public Records) $117,000 Public Records
• 2005-03-24 Listed $99,900 Knoxville MLS
• 2004-09-24 Sold (MLS) $4,750 Knoxville MLS
• 2004-04-20 Listed $16,000 Knoxville MLS
• 2002-01-30 Sold (Public Records) $45,000 Public Records
• 2002-01-30 Sold (Public Records) $45,000 Public Records
• 1994-07-01 Sold (Public Records) $85,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,476 · +20.3% YoY. Source: county tax records.