229 Allensville Rd · Sevierville, TN 37876

$154,599

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 8 Days on market

Built 1943 9,147 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks

GREAT investment opportunity OR single-family home with just a little TLC! This property is located in the heart of Sevierville, 15 Minutes from Pigeon Forge & just another quick 15 to Gatlinburg! This property offers a quiet escape from the hustle & bustle, while being MINUTES away from restaurants, retail, & activities. This home boasts 3 bedrooms, 2 and a half baths to make your own! Don't miss this opportunity to grab this property & have the funds to fix it up just the way you want!

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1943

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.7% 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: Sevierville Primary (751 students, 0% FRL); Sevierville Middle School (math 31% / reading 25%, grade F, #116 of 333 statewide, top 36%, 737 students, 0% FRL); Sevier County High School (math 20% / reading 38%, grade F, #92 of 332 statewide, top 28%, 1,248 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 38% 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 $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $154,599

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.1%
• Equity multiple: 3.55×
• Total profit: $110,418
• Equity at exit: $139,275

10-year hold

• IRR: 27.7%
• Equity multiple: 7.71×
• Total profit: $290,441
• Equity at exit: $300,352

Cash invested: $43,288 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$811
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$64
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $498

Break-even live

Break-even rent $1,225

Max offer price $154,599

Occupancy floor 68%

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: $38,650
• Closing costs: $4,638
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Mount Dr Sevierville, TN	1.0–3.0	1.0–2.0	945	$1,911	$2.02	43d	33	0.17mi
106 Jersey Dr Unit 10 Sevierville, TN	2.0	1.5	1000	$1,400	$1.40	43d	1	1.00mi
725 W Casey Dr Unit U3 Sevierville, TN	2.0	1.0	750	$1,395	$1.86	43d	1	1.24mi
409 Eastgate Rd Sevierville, TN	2.0	1.0	884	$1,700	$1.92	43d	1	1.26mi

Listing history 19 events

1. 2024-09-25
   status Pending
2. 2024-03-06
   soldstatus $162,500
3. 2024-02-23
   status Pending
4. 2024-02-15
   listed $154,599 Active
5. 2023-11-11
   price $199,995
6. 2017-08-11
   soldstatus $114,000
7. 2017-08-09
   soldstatus $114,000
8. 2017-08-09
   soldstatus $114,000 Closed
9. 2017-06-12
   historical Pending - Continue to Show
10. 2017-05-18
    listed $123,900 Active
11. 2017-04-26
    historical
12. 2016-12-09
    listed $129,900 Active
13. 2016-12-08
    price $124,900
14. 2016-10-25
    listed $124,900
15. 2010-03-05
    soldstatus $44,500
16. 2009-12-14
    listed $46,480
17. 2004-08-03
    listed $69,900
18. 2000-06-08
    soldstatus $17,000
19. 1988-11-18
    soldstatus $40,000

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$783/yr (+$65/mo · 248.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $22,259
• − Mortgage interest: −$8,660
• − Property taxes: −$315
• − Insurance: −$1,570
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$4,497
• Taxable income: $3,655
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $5,093/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

• Census place: Sevierville, TN
• 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

+306.2% since first listed

19 events — show timeline

• 2024-09-25 Pending — GCAR
• 2024-03-06 Sold (Public Records) $162,500 Public Records
• 2024-02-23 Pending — GCAR
• 2024-02-15 Listed $154,599 GCAR
• 2023-11-11 Price Changed $199,995 GCAR
• 2017-08-11 Sold (Public Records) $114,000 Public Records
• 2017-08-09 Sold (MLS) $114,000 Knoxville MLS
• 2017-08-09 Sold (MLS) $114,000 GSMAR
• 2017-06-12 Contingent — Knoxville MLS
• 2017-05-18 Listed $123,900 Knoxville MLS
• 2017-04-26 Listing Removed — Knoxville MLS
• 2016-12-09 Listed $129,900 Knoxville MLS
• 2016-12-08 Price Changed $124,900 Knoxville MLS
• 2016-10-25 Listed $124,900 GSMAR
• 2010-03-05 Sold (MLS) $44,500 Knoxville MLS
• 2009-12-14 Listed $46,480 Knoxville MLS
• 2004-08-03 Listed $69,900 Knoxville MLS
• 2000-06-08 Sold (Public Records) $17,000 Public Records
• 1988-11-18 Sold (Public Records) $40,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $315 · +0.0% YoY. Source: county tax records.