129 Turkey Rd · Powell, TN 37849

$80,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 216 Days on market

Built 1953 0.37 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• 0.37 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Off-street parking; Detached garage (1 car); Main level parking
• Utilities: Septic tank sewer
• Home design: Detached property
• Construction: Vinyl siding; Block construction; Slab foundation; Built area approximately 728 (source: tax records)
• Exterior features: Irregular lot; Other view

Interior

• Kitchen: Appliances: Other
• Flooring: Laminate flooring; Carpeted areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Eat-in kitchen; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Anderson County (town): math 25% / reading 28% proficiency, ranked #75 of 139 in TN (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Claxton Elementary (math 18% / reading 25%, grade F, #630 of 952 statewide, top 66%, 502 students, 0% FRL); Clinton Middle School (math 25% / reading 25%, grade F, #153 of 333 statewide, top 46%, 609 students, 0% FRL); Clinton High School (math 17% / reading 37%, grade F, #104 of 332 statewide, top 33%, 1,126 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; solid renter incomes; 400 units permitted in Anderson County in 2024 (91 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1953 — 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. 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: 1.84% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.29%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.0%
• Equity multiple: 2.35×
• Total profit: $30,160
• Equity at exit: $11,928

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $81,735
• Equity at exit: $6,917

Cash invested: $22,400 (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 37849

• Home prices YoY: -22.1%
• Active inventory: 19
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $677

Break-even live

Break-even rent $612

Max offer price $80,000

Occupancy floor 49%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $80,000 Active 216 DOM
2. 2026-06-17
   days on market $80,000 Active 215 DOM
3. 2026-06-16
   days on market $80,000 Active 214 DOM
4. 2026-06-15
   price $80,000 Active 213 DOM
5. 2026-06-15
   days on market $90,000 Active 213 DOM
6. 2026-06-14
   days on market $90,000 Active 211 DOM
7. 2026-06-13
   days on market $90,000 Active 210 DOM
8. 2026-06-10
   days on market $90,000 Active 208 DOM
9. 2026-06-09
   days on market $90,000 Active 207 DOM
10. 2026-06-08
    days on market $90,000 Active 206 DOM
11. 2026-06-07
    days on market $90,000 Active 205 DOM
12. 2026-06-03
    days on market $90,000 Active 201 DOM
13. 2026-06-03
    status $90,000 Active 200 DOM
14. 2026-06-02
    days on market $90,000 Pending - Continue to Show 200 DOM
15. 2026-06-01
    days on market $90,000 Pending - Continue to Show 199 DOM
16. 2026-05-31
    days on market $90,000 Pending - Continue to Show 198 DOM
17. 2026-05-31
    days on market $90,000 Pending - Continue to Show 197 DOM
18. 2026-01-18
    historical Pending - Continue to Show
19. 2025-12-30
    status Active
20. 2025-12-22
    historical Pending - Continue to Show
21. 2025-12-07
    price $90,000
22. 2025-11-14
    listed $100,000 Active
23. 1999-02-01
    soldstatus $25,000

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $568 · $47/mo
• Expected delta: +$199/yr (+$17/mo · 53.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,636
• − Mortgage interest: −$4,481
• − Property taxes: −$369
• − Insurance: −$400
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$2,327
• Taxable income: $7,236
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $6,392/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: Anderson County
• NCES district ID: 4700090
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $43,541
• Composite: 22.68/100
• National rank: #8043
• State rank: #75 of 139 in TN

Livability — Powell

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

Census & demographics

• County: Knox County · 473,959 people
• City population: 29,375
• Metro: Knoxville, TN
• Population (ZIP): 29,375
• Household income: $84,275
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 398.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 76,963 people
• By 2030: 77,226 · +0.3%
• By 2040: 76,905 · -0.1%
• By 2050: 75,405 · -2.0%
• By 2075: 70,858 · -7.9%
• By 2100: 60,585 · -21.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+35.7) · D 31.5% · R 67.3% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -26.2pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+32.2 2016: R+34.3 2012: R+29.8 2008: R+26.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.10%
• Current HPI: 325.6584
• Rent YoY: —
• Metro: Knoxville, 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

+260.0% since first listed

6 events — show timeline

• 2026-01-18 Contingent — Knoxville MLS
• 2025-12-30 Relisted — Knoxville MLS
• 2025-12-22 Contingent — Knoxville MLS
• 2025-12-07 Price Changed $90,000 Knoxville MLS
• 2025-11-14 Listed $100,000 Knoxville MLS
• 1999-02-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $369 · +37.7% YoY. Source: county tax records.