1645 S Mountain View Rd · Pigeon Forge, TN 37876

$349,000

1 bd · 2.0 ba · 768 sqft · SingleFamily public records · 89 Days on market

Built 1997 1.00 ac lot $454/sqft · 23% below area Est $454k · 23% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.8/30.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming Mountain Retreat nestled in the Great Smoky Mountains! This fully furnished cabin features cathedral ceilings, an impressive great room with a cozy stone fireplace, an open layout, and a large wall of windows that flood the space with natural sunlight and frame a beautiful view of the serene outdoors. The fully stocked kitchen offers all appliances and a breakfast bar with seating. Just off the great room is the ensuite bedroom featuring a soaker tub with a jacuzzi, and a 2nd cozy gas fireplace. Access to the back screened-in porch is available from the bedroom and the main great room. You and your guests will love relaxing and taking in the peaceful views in the hot tub on the private screened-in back porch, as well as on the covered front porch. This lovely furnished mountain home has a zero-step entry, making it easily accessible for you and all your guests. So much to love about this home. Come see for yourself.

Key facts

• Mountain retreat
• Stone fireplace
• Great room

Tags

• MOUNTAIN RETREAT
• GREAT ROOM
• STONE FIREPLACE
• LARGE WALL OF WINDOWS
• EQUIPPED KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (51.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (61.8% below list).
• Recommended offer: $133k (61.8% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 1.1% in Pigeon Forge — 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 72/100 on livability (#36 in TN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime 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: New Center Elementary (math 32% / reading 28%, grade F, #415 of 952 statewide, top 44%, 855 students, 0% FRL); Seymour Junior High (math 40% / reading 30%, grade F, #65 of 333 statewide, top 20%, 766 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); 1142 active listings in the ZIP; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,211 (61.8% 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 89 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.38% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.47%
• DSCR: 0.45
• GRM: 21.8

CMA / ARV

• ARV (median comp): $453,805
• List price: $349,000
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1776 Blue Ridge Rd. Rd	0.34mi	1/2.0	801 (+4%)	12mo	$408,000	$509	67
1712 Lake View Cir	0.08mi	1/1.0	840 (+9%)	15mo	$385,000	$458	64
1619 S S Mountain View Rd Rd	0.14mi	2/2.0 (+1)	858 (+12%)	6mo	$549,000	$640	64
2319 Franke Hollow Rd	0.28mi	1/1.0	704 (-8%)	6mo	$360,000	$511	63
2319 Franke Hollow Rd	0.28mi	1/1.0	704 (-8%)	6mo	$360,000	$511	63
1618 Ridgecrest Dr	0.33mi	1/1.5	724 (-6%)	18mo	$429,000	$593	58
2339 Hidden Mountain Rd	0.26mi	1/1.0	864 (+12%)	8mo	$270,000	$313	56
1525 Walt Price Rd	0.59mi	1/1.0	836 (+9%)	2mo	$349,000	$417	52
1525 Walt Price Rd	0.59mi	1/1.0	836 (+9%)	2mo	$349,000	$417	52
1540 Walt Price Rd	0.51mi	2/2.0 (+1)	848 (+10%)	4mo	$290,000	$342	50
2389 Misty Ln	0.54mi	1/1.0	672 (-12%)	7mo	$330,000	$491	44
2106 Memory Way	0.73mi	1/2.0	790 (+3%)	22mo	$374,000	$473	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.24×
• Total profit: $121,313
• Equity at exit: $314,407

10-year hold

• IRR: 14.5%
• Equity multiple: 5.10×
• Total profit: $400,728
• Equity at exit: $678,030

Cash invested: $97,720 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1142
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-1,015

Break-even live

Break-even rent $2,617

Max offer price $169,638

Occupancy floor —

Sensitivity live

Price	-10% $-818	-5% $-917	+0% $-1,015	+5% $-1,114	+10% $-1,213
Rent	-10% $-1,121	-5% $-1,068	+0% $-1,015	+5% $-963	+10% $-910
Rate	-1.0pp $-840	-0.5pp $-927	base $-1,015	+0.5pp $-1,106	+1.0pp $-1,198

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $349,000 Active 89 DOM
2. 2026-06-19
   days on market $349,000 Active 87 DOM
3. 2026-06-18
   days on market $349,000 Active 86 DOM
4. 2026-06-17
   days on market $349,000 Active 85 DOM
5. 2026-06-16
   days on market $349,000 Active 84 DOM
6. 2026-06-15
   days on market $349,000 Active 83 DOM
7. 2026-06-14
   days on market $349,000 Active 81 DOM
8. 2026-06-13
   days on market $349,000 Active 80 DOM
9. 2026-06-10
   days on market $349,000 Active 78 DOM
10. 2026-06-09
    days on market $349,000 Active 77 DOM
11. 2026-06-08
    days on market $349,000 Active 76 DOM
12. 2026-06-07
    days on market $349,000 Active 75 DOM
13. 2026-06-02
    days on market $349,000 Active 70 DOM
14. 2026-06-01
    days on market $349,000 Active 69 DOM
15. 2026-05-31
    days on market $349,000 Active 68 DOM
16. 2026-05-30
    days on market $349,000 Active 67 DOM
17. 2026-04-30
    price $349,000 939-char remark

    Show marketing remark (939 chars)

    Charming Mountain Retreat nestled in the Great Smoky Mountains! This fully furnished cabin features cathedral ceilings, an impressive great room with a cozy stone fireplace, an open layout, and a large wall of windows that flood the space with natural sunlight and frame a beautiful view of the serene outdoors. The fully stocked kitchen offers all appliances and a breakfast bar with seating. Just off the great room is the ensuite bedroom featuring a soaker tub with a jacuzzi, and a 2nd cozy gas fireplace. Access to the back screened-in porch is available from the bedroom and the main great room. You and your guests will love relaxing and taking in the peaceful views in the hot tub on the private screened-in back porch, as well as on the covered front porch. This lovely furnished mountain home has a zero-step entry, making it easily accessible for you and all your guests. So much to love about this home. Come see for yourself.

18. 2026-03-24
    listed $369,000 Active 939-char remark

    Show marketing remark (939 chars)

    Charming Mountain Retreat nestled in the Great Smoky Mountains! This fully furnished cabin features cathedral ceilings, an impressive great room with a cozy stone fireplace, an open layout, and a large wall of windows that flood the space with natural sunlight and frame a beautiful view of the serene outdoors. The fully stocked kitchen offers all appliances and a breakfast bar with seating. Just off the great room is the ensuite bedroom featuring a soaker tub with a jacuzzi, and a 2nd cozy gas fireplace. Access to the back screened-in porch is available from the bedroom and the main great room. You and your guests will love relaxing and taking in the peaceful views in the hot tub on the private screened-in back porch, as well as on the covered front porch. This lovely furnished mountain home has a zero-step entry, making it easily accessible for you and all your guests. So much to love about this home. Come see for yourself.

19. 2021-06-09
    soldstatus $340,000
20. 2021-06-07
    soldstatus $340,000
21. 2021-06-07
    soldstatus $340,000 Closed
22. 2021-06-07
    soldstatus $340,000
23. 2021-05-04
    historical Pending - Continue to Show
24. 2021-03-28
    status Active
25. 2021-03-12
    historical Pending - Continue to Show
26. 2021-03-11
    status Active
27. 2021-02-27
    historical Pending - Continue to Show
28. 2021-02-26
    listed $350,000 Active
29. 2021-02-09
    historical
30. 2021-01-04
    price $345,000
31. 2020-10-27
    price $318,000
32. 2020-08-16
    price $297,000
33. 2020-05-30
    listed $279,000 Active
34. 2020-05-30
    listed $345,000
35. 2015-05-21
    soldstatus $120,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $2,478 · $206/mo
• Expected delta: +$1,373/yr (+$114/mo · 124.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 22 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: $15,985
• − Mortgage interest: −$19,549
• − Property taxes: −$1,105
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$10,153
• Taxable loss: −$19,124
• Est. tax savings @ 24.0%: +$4,590
• After-tax cash flow: $-7,594/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 — Pigeon Forge

• Score: 72/100
• State rank: #36
• US rank: #6327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sevier County · 80,402 people
• City population: 21,767
• 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

+190.8% since first listed

19 events — show timeline

• 2026-04-30 Price Changed $349,000 Knoxville MLS
• 2026-03-24 Listed $369,000 Knoxville MLS
• 2021-06-09 Sold (Public Records) $340,000 Public Records
• 2021-06-07 Sold (MLS) $340,000 REALTRACS as Distributed by MLS Grid
• 2021-06-07 Sold (MLS) $340,000 Knoxville MLS
• 2021-06-07 Sold (MLS) $340,000 GSMAR
• 2021-05-04 Contingent — Knoxville MLS
• 2021-03-28 Relisted — Knoxville MLS
• 2021-03-12 Contingent — Knoxville MLS
• 2021-03-11 Relisted — Knoxville MLS
• 2021-02-27 Contingent — Knoxville MLS
• 2021-02-26 Listed $350,000 Knoxville MLS
• 2021-02-09 Listing Removed — Knoxville MLS
• 2021-01-04 Price Changed $345,000 Knoxville MLS
• 2020-10-27 Price Changed $318,000 Knoxville MLS
• 2020-08-16 Price Changed $297,000 Knoxville MLS
• 2020-05-30 Listed $279,000 Knoxville MLS
• 2020-05-30 Listed $345,000 GSMAR
• 2015-05-21 Sold (MLS) $120,000 GSMAR

Property tax history

+6.6%/yr

Latest (2025): $1,105 · +0.0% YoY. Source: county tax records.