114 Grandview Ln · Pleasant Hill, TN 38571

$170,000

2 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 115 Days on market

Built 2006 10,545 sqft lot

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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 +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the peaceful, wellness-focused Uplands Village community, this inviting duplex home offers both comfort and versatility. The main level features 2 bedrooms and 2 full baths, a well-equipped kitchen, and a generous deck overlooking beautiful green space—ideal for outdoor relaxation. The primary bedroom includes a private office or sitting area, perfect for quiet reading, work, or hobbies. A whole-house generator provides year-round peace of mind. The finished walk-out basement adds valuable extra living space along with a third full bath, making it great for guests, recreation, or multi-use flexibility. Enjoy low-maintenance living in a scenic, supportive community designed for lifelong wellness and connection. The buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+CCRC) and execute a membership contract at closing. Membership fee and monthly services fees apply. Call for current fee schedule.

Key facts

• Private office
• Generous deck
• Scenic community

Tags

• GENEROUS DECK
• PRIVATE OFFICE
• WHOLE-HOUSE GENERATOR
• FINISHED WALK-OUT BASEMENT
• LOW-MAINTENANCE LIVING
• SCENIC COMMUNITY

Property features AI

Finance

• Other: Property type: Residential, single-family; Lot is paved access with irregular dimensions (approx. 55.02 x 191.66); Lot area approx. 10,454 sq ft (0.24 acres)

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space); Garage with opener and concrete floor; Open parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; Site-built construction
• Construction: Frame, stone, and vinyl siding exterior; Shingle roof; Crawl space basement (below-grade finished area present)
• Exterior features: Covered porch; Deck; View

Interior

• Kitchen: Dishwasher; Garbage disposal; Refrigerator; Gas range; Microwave; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Master suite on main level; Double-pane windows with blinds; Ventless fireplace
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (11.9% below list).
• Recommended offer: $150k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#306 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,834 (11.9% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $103,865
• Equity at exit: $153,149

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $296,769
• Equity at exit: $330,273

Cash invested: $47,600 (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 38571

• Home prices YoY: 6.7%
• Active inventory: 218
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $178

Break-even live

Break-even rent $1,273

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $275	-5% $226	+0% $178	+5% $130	+10% $82
Rent	-10% $60	-5% $119	+0% $178	+5% $238	+10% $297
Rate	-1.0pp $264	-0.5pp $222	base $178	+0.5pp $134	+1.0pp $89

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $170,000 Active 115 DOM
2. 2026-06-18
   days on market $170,000 Active 113 DOM
3. 2026-06-17
   days on market $170,000 Active 112 DOM
4. 2026-06-16
   days on market $170,000 Active 111 DOM
5. 2026-06-15
   days on market $170,000 Active 110 DOM
6. 2026-06-13
   days on market $170,000 Active 108 DOM
7. 2026-06-12
   days on market $170,000 Active 107 DOM
8. 2026-06-09
   days on market $170,000 Active 104 DOM
9. 2026-06-08
   days on market $170,000 Active 103 DOM
10. 2026-06-08
    days on market $170,000 Active 102 DOM
11. 2026-06-07
    days on market $170,000 Active 101 DOM
12. 2026-06-03
    days on market $170,000 Active 98 DOM
13. 2026-06-02
    days on market $170,000 Active 97 DOM
14. 2026-06-01
    days on market $170,000 Active 96 DOM
15. 2026-05-31
    days on market $170,000 Active 95 DOM
16. 2026-02-25
    listed $170,000 Active
17. 2024-08-19
    price $170,000 963-char remark

    Show marketing remark (963 chars)

    Located in the peaceful, wellness-focused Uplands Village community, this inviting duplex home offers both comfort and versatility. The main level features 2 bedrooms and 2 full baths, a well-equipped kitchen, and a generous deck overlooking beautiful green space—ideal for outdoor relaxation. The primary bedroom includes a private office or sitting area, perfect for quiet reading, work, or hobbies. A whole-house generator provides year-round peace of mind. The finished walk-out basement adds valuable extra living space along with a third full bath, making it great for guests, recreation, or multi-use flexibility. Enjoy low-maintenance living in a scenic, supportive community designed for lifelong wellness and connection. The buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+CCRC) and execute a membership contract at closing. Membership fee and monthly services fees apply. Call for current fee schedule.

18. 2023-07-20
    price $175,000 963-char remark

    Show marketing remark (963 chars)

    Located in the peaceful, wellness-focused Uplands Village community, this inviting duplex home offers both comfort and versatility. The main level features 2 bedrooms and 2 full baths, a well-equipped kitchen, and a generous deck overlooking beautiful green space—ideal for outdoor relaxation. The primary bedroom includes a private office or sitting area, perfect for quiet reading, work, or hobbies. A whole-house generator provides year-round peace of mind. The finished walk-out basement adds valuable extra living space along with a third full bath, making it great for guests, recreation, or multi-use flexibility. Enjoy low-maintenance living in a scenic, supportive community designed for lifelong wellness and connection. The buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+CCRC) and execute a membership contract at closing. Membership fee and monthly services fees apply. Call for current fee schedule.

19. 2023-01-12
    listed $180,000 Active 963-char remark

    Show marketing remark (963 chars)

    Located in the peaceful, wellness-focused Uplands Village community, this inviting duplex home offers both comfort and versatility. The main level features 2 bedrooms and 2 full baths, a well-equipped kitchen, and a generous deck overlooking beautiful green space—ideal for outdoor relaxation. The primary bedroom includes a private office or sitting area, perfect for quiet reading, work, or hobbies. A whole-house generator provides year-round peace of mind. The finished walk-out basement adds valuable extra living space along with a third full bath, making it great for guests, recreation, or multi-use flexibility. Enjoy low-maintenance living in a scenic, supportive community designed for lifelong wellness and connection. The buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+CCRC) and execute a membership contract at closing. Membership fee and monthly services fees apply. Call for current fee schedule.

20. 2016-08-30
    soldstatus $85,000 Closed 392-char remark

    Show marketing remark (392 chars)

    This owner thought of everything! Additional storage, whole house generator, solid surface counter-tops, tube lighting, pocket doors, upgraded appliances, bay windows, and cherry cabinets to name a few! Enjoy relaxing evenings on the deck or strolling in the park across the street. This WELL-maintained duplex in the heart of Uplands Village, a CCRC, is within walking distance to amenities.

21. 2016-08-16
    status Pending 392-char remark

    Show marketing remark (392 chars)

    This owner thought of everything! Additional storage, whole house generator, solid surface counter-tops, tube lighting, pocket doors, upgraded appliances, bay windows, and cherry cabinets to name a few! Enjoy relaxing evenings on the deck or strolling in the park across the street. This WELL-maintained duplex in the heart of Uplands Village, a CCRC, is within walking distance to amenities.

22. 2016-03-01
    listed $139,500 Active 392-char remark

    Show marketing remark (392 chars)

    This owner thought of everything! Additional storage, whole house generator, solid surface counter-tops, tube lighting, pocket doors, upgraded appliances, bay windows, and cherry cabinets to name a few! Enjoy relaxing evenings on the deck or strolling in the park across the street. This WELL-maintained duplex in the heart of Uplands Village, a CCRC, is within walking distance to amenities.

23. 2016-01-01
    historical
24. 2015-01-28
    listed $139,500 Active

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$691/yr (+$58/mo · 133.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,980
• − Mortgage interest: −$9,523
• − Property taxes: −$516
• − Insurance: −$850
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,945
• Taxable loss: −$731
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,316/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Pleasant Hill

• Score: 58/100
• State rank: #306
• US rank: #20874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, TN
• City population: 146
• Population (ZIP): 14,573

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 382.4479
• 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

+21.9% since first listed

9 events — show timeline

• 2026-02-25 Listed $170,000 UCMLS
• 2024-08-19 Price Changed $170,000 Knoxville MLS
• 2023-07-20 Price Changed $175,000 Knoxville MLS
• 2023-01-12 Listed $180,000 Knoxville MLS
• 2016-08-30 Sold (MLS) $85,000 Knoxville MLS
• 2016-08-16 Pending — Knoxville MLS
• 2016-03-01 Listed $139,500 Knoxville MLS
• 2016-01-01 Listing Removed — Knoxville MLS
• 2015-01-28 Listed $139,500 Knoxville MLS

Property tax history

+1.6%/yr

Latest (2025): $516 · +0.0% YoY. Source: county tax records.