273 Harmony Way · Cosby, TN 37722

$125,000

2 bd · 1.0 ba · 1,000 sqft · Other · 101 Days on market

Built 1983 3,920 sqft lot $125/sqft · 46% below area Est $230k · 46% under $83/mo HOA · 6% of rent

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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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This is a beautiful mountain getaway located in Edge of the Smokies Campground. This property includes lots 87 & 89. The camper is located on a corner lot w/ a large storage bldg that is wired and wood storage shed. Lot 89 has a carport and util bldg. The util bldg is wired but getting electric from the neighbor at this time. The camper is very neat and well maintained. An addition could be used for a master BR or LR and it features walk in closet and wood stove. The main camper features 1 BR, 1 bath, LR, kitchen w/ appliances. Includes stack washer/dryer, residential size refrigerator, electric stove. Campground HOA includes water, community septic, use of inground pool, road maintenance. There are trails on the grounds for walking or riding your golf cart. Only minutes away from Gatlinburg.

Key facts

• Util bldg
• Carport
• Wood storage shed

Tags

• CORNER LOT
• LARGE STORAGE BLDG
• WOOD STORAGE SHED
• CARPORT
• UTIL BLDG
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.3% in Cosby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cocke County (rural): math 21% / reading 21% proficiency, ranked #112 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 13 units permitted in Cocke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Cocke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.19% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (median comp): $230,407
• List price: $125,000
• Delta: -45.75%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.9%
• Equity multiple: 3.36×
• Total profit: $82,450
• Equity at exit: $112,610

10-year hold

• IRR: 25.9%
• Equity multiple: 7.62×
• Total profit: $231,703
• Equity at exit: $242,848

Cash invested: $35,000 (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 37722

• Home prices YoY: 27.9%
• Active inventory: 168
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$83
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $224

Break-even live

Break-even rent $1,199

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: waterelectriclandscapingpool

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 101 DOM
2. 2026-06-18
   days on market $125,000 Active 100 DOM
3. 2026-06-17
   days on market $125,000 Active 99 DOM
4. 2026-06-16
   days on market $125,000 Active 98 DOM
5. 2026-06-15
   days on market $125,000 Active 97 DOM
6. 2026-06-14
   days on market $125,000 Active 95 DOM
7. 2026-06-13
   days on market $125,000 Active 94 DOM
8. 2026-06-10
   days on market $125,000 Active 92 DOM
9. 2026-06-09
   days on market $125,000 Active 91 DOM
10. 2026-06-08
    days on market $125,000 Active 90 DOM
11. 2026-06-07
    days on market $125,000 Active 89 DOM
12. 2026-06-05
    days on market $125,000 Active 86 DOM
13. 2026-06-02
    days on market $125,000 Active 84 DOM
14. 2026-06-01
    days on market $125,000 Active 83 DOM
15. 2026-05-31
    days on market $125,000 Active 82 DOM
16. 2026-05-30
    days on market $125,000 Active 81 DOM
17. 2026-05-18
    price $125,000 809-char remark

    Show marketing remark (809 chars)

    This is a beautiful mountain getaway located in Edge of the Smokies Campground. This property includes lots 87 & 89. The camper is located on a corner lot w/ a large storage bldg that is wired and wood storage shed. Lot 89 has a carport and util bldg. The util bldg is wired but getting electric from the neighbor at this time. The camper is very neat and well maintained. An addition could be used for a master BR or LR and it features walk in closet and wood stove. The main camper features 1 BR, 1 bath, LR, kitchen w/ appliances. Includes stack washer/dryer, residential size refrigerator, electric stove. Campground HOA includes water, community septic, use of inground pool, road maintenance. There are trails on the grounds for walking or riding your golf cart. Only minutes away from Gatlinburg.

18. 2026-04-21
    price $135,000 809-char remark

    Show marketing remark (809 chars)

    This is a beautiful mountain getaway located in Edge of the Smokies Campground. This property includes lots 87 & 89. The camper is located on a corner lot w/ a large storage bldg that is wired and wood storage shed. Lot 89 has a carport and util bldg. The util bldg is wired but getting electric from the neighbor at this time. The camper is very neat and well maintained. An addition could be used for a master BR or LR and it features walk in closet and wood stove. The main camper features 1 BR, 1 bath, LR, kitchen w/ appliances. Includes stack washer/dryer, residential size refrigerator, electric stove. Campground HOA includes water, community septic, use of inground pool, road maintenance. There are trails on the grounds for walking or riding your golf cart. Only minutes away from Gatlinburg.

19. 2026-03-10
    listed $150,000 Active 809-char remark

    Show marketing remark (809 chars)

    This is a beautiful mountain getaway located in Edge of the Smokies Campground. This property includes lots 87 & 89. The camper is located on a corner lot w/ a large storage bldg that is wired and wood storage shed. Lot 89 has a carport and util bldg. The util bldg is wired but getting electric from the neighbor at this time. The camper is very neat and well maintained. An addition could be used for a master BR or LR and it features walk in closet and wood stove. The main camper features 1 BR, 1 bath, LR, kitchen w/ appliances. Includes stack washer/dryer, residential size refrigerator, electric stove. Campground HOA includes water, community septic, use of inground pool, road maintenance. There are trails on the grounds for walking or riding your golf cart. Only minutes away from Gatlinburg.

20. 2026-01-19
    historical
21. 2025-11-21
    price $175,000
22. 2025-11-06
    listed $185,000 Active
23. 2022-04-19
    soldstatus $75,000
24. 2022-04-19
    soldstatus $75,000
25. 2022-02-15
    listed $84,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,793
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − HOA: −$996
• − Depreciation: −$3,636
• Taxable income: $811
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,499/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: Cocke County
• NCES district ID: 4700750
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $33,486
• Composite: 17.17/100
• National rank: #9109
• State rank: #112 of 139 in TN

Livability — Cosby

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

Census & demographics

• Census place: Cosby, TN
• Population (ZIP): 7,430

Population outlook (Cocke County) Hauer SSP2

• Today (2025): 33,586 people
• By 2030: 32,394 · -3.5%
• By 2040: 29,727 · -11.5%
• By 2050: 27,075 · -19.4%
• By 2075: 22,590 · -32.7%
• By 2100: 19,643 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 5% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cocke

• 2024 margin: Solid R (+68.2) · D 15.4% · R 83.7%
• 2008→2024 swing: -23.3pp toward R · 2008: -44.9pp · 2024: -68.2pp
• All cycles: 2024: R+68.2 2020: R+64.8 2016: R+64.5 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.12%
• Current HPI: 390.2959
• 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

+47.2% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $125,000 LAAR
• 2026-04-21 Price Changed $135,000 LAAR
• 2026-03-10 Listed $150,000 LAAR
• 2026-01-19 Listing Removed — Knoxville MLS
• 2025-11-21 Price Changed $175,000 Knoxville MLS
• 2025-11-06 Listed $185,000 Knoxville MLS
• 2022-04-19 Sold (Public Records) $75,000 Public Records
• 2022-04-19 Sold (MLS) $75,000 LAAR
• 2022-02-15 Listed $84,900 LAAR

Property tax history

+3.2%/yr

Latest (2025): $144 · -6.5% YoY. Source: county tax records.