2598 Plantation Dr · Russellville, TN 37860

$374,900

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 52 Days on market

Built 2007 0.52 ac lot $245/sqft · 43% above area Est $321k · 17% over

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Why this score? — see what drove the F 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 +4.2/30.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bath ranch-style home that perfectly blends comfort, functionality, and scenic charm. Inside, you'll find original hardwood floors that add warmth and character, complemented by a spacious living room featuring elevated ceilings that create an open, airy feel. The kitchen is both stylish and practical, offering granite countertops, ample cabinetry, and a convenient pantry just steps away. The thoughtfully designed layout includes a private master suite situated on its own side of the home, complete with a walk-in closet for added comfort and storage. The additional bedrooms are generously sized, ideal for family, guests, or a home office.

Key facts

• 0.52 acre lot
• 3 garage spots
• Built 2007

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Asphalt driveway
• Utilities: Public water; Septic tank sewer; Electricity connected (circuit breakers)
• Home design: Single-family residence; One level; One story
• Construction: Block, brick, and vinyl siding construction; Block foundation; Asphalt shingle roof; Finished partial basement with exterior, walk-out and walk-up access
• Exterior features: Covered patio/porch; Deck; Front porch; Rain gutters; Storage structure; No pool

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Granite counters; Pantry; Breakfast bar
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Ceramic tile; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fan cooling
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Pantry; Walk-in closets; Double pane windows
• Laundry & utility: Washer and dryer included; Laundry closet on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (59.6% below list).
• Recommended offer: $151k (59.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Hamblen County (urban): math 31% / reading 30% proficiency, ranked #57 of 139 in TN (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 298 units permitted in Hamblen County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $174k; list at $375k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,440 (59.6% 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 52 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.40% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.65%
• DSCR: 0.48
• GRM: 20.6

CMA / ARV

• ARV (median comp): $321,062
• List price: $374,900
• Delta: 16.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2599 Plantation Dr	0.05mi	3/2.0	1,704 (+11%)	0mo	$328,000	$192	78
5556 Denton Dr	0.27mi	3/2.0	1,456 (-5%)	1mo	$178,000	$122	78
2573 Plantation Dr	0.07mi	3/2.0	1,594 (+4%)	22mo	$367,500	$231	71
5624 Remmington Dr	0.58mi	3/2.0	1,500 (-2%)	14mo	$330,000	$220	58
1443 Lonesome Oak Ln	0.70mi	3/2.0	1,652 (+8%)	4mo	$320,000	$194	51
1607 Weatherby Ct	0.63mi	3/2.0	1,344 (-12%)	2mo	$287,900	$214	48
1608 Weatherby Ct	0.65mi	3/2.0	1,486 (-3%)	23mo	$325,000	$219	46
2545 Phillip Ln	0.57mi	3/2.0	1,635 (+7%)	21mo	$270,000	$165	44
5659 Browning Way	0.61mi	3/2.0	1,744 (+14%)	7mo	$369,900	$212	42
2511 Brandi Dr	0.53mi	3/2.0	1,338 (-12%)	15mo	$323,000	$241	42
2324 Old Ford Rd	0.71mi	3/1.5	1,412 (-8%)	19mo	$268,000	$190	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 2.33×
• Total profit: $139,092
• Equity at exit: $337,740

10-year hold

• IRR: 15.5%
• Equity multiple: 5.38×
• Total profit: $460,211
• Equity at exit: $728,348

Cash invested: $104,972 (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 37860

• Home prices YoY: 4.9%
• Active inventory: 55
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-1,019

Break-even live

Break-even rent $2,804

Max offer price $194,945

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $374,900 Active 52 DOM
2. 2026-06-18
   days on market $374,900 Active 51 DOM
3. 2026-06-17
   days on market $374,900 Active 50 DOM
4. 2026-06-16
   days on market $374,900 Active 49 DOM
5. 2026-06-15
   days on market $374,900 Active 48 DOM
6. 2026-06-14
   days on market $374,900 Active 46 DOM
7. 2026-06-12
   days on market $374,900 Active 45 DOM
8. 2026-06-09
   days on market $374,900 Active 42 DOM
9. 2026-06-09
   status $374,900 Active 41 DOM
10. 2026-06-08
    days on market $374,900 Active Under Contract 41 DOM
11. 2026-06-07
    days on market $374,900 Active Under Contract 40 DOM
12. 2026-06-05
    days on market $374,900 Active Under Contract 37 DOM
13. 2026-06-02
    days on market $374,900 Active Under Contract 35 DOM
14. 2026-06-01
    days on market $374,900 Active Under Contract 34 DOM
15. 2026-05-31
    days on market $374,900 Active Under Contract 33 DOM
16. 2026-05-30
    days on market $374,900 Active Under Contract 32 DOM
17. 2026-05-15
    historical Active Under Contract 1431-char remark
18. 2026-04-24
    listed $374,900 Active 1431-char remark
19. 2007-04-11
    soldstatus $174,000

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $2,662 · $222/mo
• Expected delta: +$1,548/yr (+$129/mo · 138.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,173
• − Mortgage interest: −$21,000
• − Property taxes: −$1,114
• − Insurance: −$1,874
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$10,906
• Taxable loss: −$19,630
• Est. tax savings @ 24.0%: +$4,711
• After-tax cash flow: $-7,513/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: Hamblen County
• NCES district ID: 4700001
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $39,361
• Composite: 25.61/100
• National rank: #7412
• State rank: #57 of 139 in TN

Livability — Russellville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,739

Population outlook (Hamblen County) Hauer SSP2

• Today (2025): 65,185 people
• By 2030: 65,707 · +0.8%
• By 2040: 66,189 · +1.5%
• By 2050: 65,798 · +0.9%
• By 2075: 62,642 · -3.9%
• By 2100: 55,702 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hamblen

• 2024 margin: Solid R (+58.9) · D 20.1% · R 79.0%
• 2008→2024 swing: -20.5pp toward R · 2008: -38.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.0 2016: R+57.2 2012: R+46.4 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.07%
• Current HPI: 341.0227
• 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

+115.5% since first listed

4 events — show timeline

• 2026-06-09 Relisted — LAAR
• 2026-05-15 Contingent — LAAR
• 2026-04-24 Listed $374,900 LAAR
• 2007-04-11 Sold (Public Records) $174,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,114 · +18.1% YoY. Source: county tax records.