519 Yonside Dr · Pleasant Hill, TN 38583

$169,900

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 106 Days on market

Built 1998 0.37 ac lot

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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).

• Cash flow +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +4.8/10.0
• 1% rule +3.3/10.0
• 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

Nestled in the peaceful surroundings of Uplands Village, this inviting 3-bedroom, 2-bath home offers comfortable living in a quiet country setting on a one-way street. Designed for ease and enjoyment, the home includes a spacious 2-car garage and a thoughtful layout ideal for everyday living or entertaining. Recent updates add value and peace of mind, including a new roof and a new Trex deck perfect for relaxing outdoors. Just off the deck, an additional bonus room provides flexible space that can easily serve as a craft room, hobby space, home office, or man cave. Located within a well-established Life Plan Community, this home blends tranquility and functionality making it a wonderful place to call home. The buyer must meet membership requirements for Uplands Village, a 55+ Continuing Care Retirement Community and sign a membership contract at closing. A membership fee and a monthly services fee, based on the number of occupants, applies. Call or email for the current fee schedule.

Key facts

• Bonus room
• New trex deck
• New roof

Tags

• NEW ROOF
• NEW TREX DECK
• BONUS ROOM
• ONE-WAY STREET

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces (total 2 parking spaces); Open parking available; Concrete driveway/garage surface
• Utilities: Public water; Septic tank sewer; Circuit breaker electrical service; Natural gas available and connected
• Home design: Single-family residence (site built); Residential property
• Construction: Frame and block construction with vinyl siding; Shingle roof; Crawl space foundation; Built as site-built construction
• Exterior features: Covered porch; Deck; Paved road access; Property has a view

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric range; Gas water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans throughout; Walk-in closet(s); Primary bedroom on main level; Double-pane windows
• Laundry & utility: Washer and dryer included; Laundry on main level; Crawl space foundation access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $141k (17.1% below list).
• Recommended offer: $141k (17.1% 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: 354 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 $364 of equity ($1k loan paydown + $-811 appreciation (-0.5% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $140,805 (17.1% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,956
• Equity at exit: $45,316

10-year hold

• IRR: 5.1%
• Equity multiple: 1.52×
• Total profit: $24,924
• Equity at exit: $51,361

Cash invested: $47,572 (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 38583

• Home prices YoY: -0.1%
• Active inventory: 354
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $108

Break-even live

Break-even rent $1,271

Max offer price $169,900

Occupancy floor 87%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $169,900 Active 106 DOM
2. 2026-06-17
   days on market $169,900 Active 105 DOM
3. 2026-06-16
   days on market $169,900 Active 104 DOM
4. 2026-06-15
   days on market $169,900 Active 103 DOM
5. 2026-06-13
   days on market $169,900 Active 101 DOM
6. 2026-06-12
   days on market $169,900 Active 100 DOM
7. 2026-06-09
   days on market $169,900 Active 97 DOM
8. 2026-06-08
   days on market $169,900 Active 96 DOM
9. 2026-06-08
   days on market $169,900 Active 95 DOM
10. 2026-06-07
    days on market $169,900 Active 94 DOM
11. 2026-06-03
    days on market $169,900 Active 91 DOM
12. 2026-06-02
    days on market $169,900 Active 90 DOM
13. 2026-06-01
    days on market $169,900 Active 89 DOM
14. 2026-05-31
    days on market $169,900 Active 88 DOM
15. 2026-03-04
    listed $169,900 Active
16. 2025-07-08
    price $169,900 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in the peaceful surroundings of Uplands Village, this inviting 3-bedroom, 2-bath home offers comfortable living in a quiet country setting on a one-way street. Designed for ease and enjoyment, the home includes a spacious 2-car garage and a thoughtful layout ideal for everyday living or entertaining. Recent updates add value and peace of mind, including a new roof and a new Trex deck perfect for relaxing outdoors. Just off the deck, an additional bonus room provides flexible space that can easily serve as a craft room, hobby space, home office, or man cave. Located within a well-established Life Plan Community, this home blends tranquility and functionality making it a wonderful place to call home. The buyer must meet membership requirements for Uplands Village, a 55+ Continuing Care Retirement Community and sign a membership contract at closing. A membership fee and a monthly services fee, based on the number of occupants, applies. Call or email for the current fee schedule.

17. 2024-04-12
    price $179,900 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in the peaceful surroundings of Uplands Village, this inviting 3-bedroom, 2-bath home offers comfortable living in a quiet country setting on a one-way street. Designed for ease and enjoyment, the home includes a spacious 2-car garage and a thoughtful layout ideal for everyday living or entertaining. Recent updates add value and peace of mind, including a new roof and a new Trex deck perfect for relaxing outdoors. Just off the deck, an additional bonus room provides flexible space that can easily serve as a craft room, hobby space, home office, or man cave. Located within a well-established Life Plan Community, this home blends tranquility and functionality making it a wonderful place to call home. The buyer must meet membership requirements for Uplands Village, a 55+ Continuing Care Retirement Community and sign a membership contract at closing. A membership fee and a monthly services fee, based on the number of occupants, applies. Call or email for the current fee schedule.

18. 2023-07-19
    listed $224,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    Nestled in the peaceful surroundings of Uplands Village, this inviting 3-bedroom, 2-bath home offers comfortable living in a quiet country setting on a one-way street. Designed for ease and enjoyment, the home includes a spacious 2-car garage and a thoughtful layout ideal for everyday living or entertaining. Recent updates add value and peace of mind, including a new roof and a new Trex deck perfect for relaxing outdoors. Just off the deck, an additional bonus room provides flexible space that can easily serve as a craft room, hobby space, home office, or man cave. Located within a well-established Life Plan Community, this home blends tranquility and functionality making it a wonderful place to call home. The buyer must meet membership requirements for Uplands Village, a 55+ Continuing Care Retirement Community and sign a membership contract at closing. A membership fee and a monthly services fee, based on the number of occupants, applies. Call or email for the current fee schedule.

19. 2019-09-06
    soldstatus $140,000
20. 2019-09-05
    soldstatus $140,000 Closed 143-char remark

    Show marketing remark (143 chars)

    The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ CCRC) and execute a membership contract at closing.

21. 2019-06-19
    historical Pending - Continue to Show - Inspection 143-char remark

    Show marketing remark (143 chars)

    The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ CCRC) and execute a membership contract at closing.

22. 2018-10-25
    listed $160,000 Active 143-char remark

    Show marketing remark (143 chars)

    The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ CCRC) and execute a membership contract at closing.

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: +$694/yr (+$58/mo · 135.6%)

ⓘ 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 · 20 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: $16,897
• − Mortgage interest: −$9,517
• − Property taxes: −$512
• − Insurance: −$850
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$4,943
• Taxable loss: −$1,628
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,686/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): 25,739

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -0.48%
• Current HPI: 357.041
• 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

+6.2% since first listed

8 events — show timeline

• 2026-03-04 Listed $169,900 UCMLS
• 2025-07-08 Price Changed $169,900 Knoxville MLS
• 2024-04-12 Price Changed $179,900 Knoxville MLS
• 2023-07-19 Listed $224,900 Knoxville MLS
• 2019-09-06 Sold (Public Records) $140,000 Public Records
• 2019-09-05 Sold (MLS) $140,000 Knoxville MLS
• 2019-06-19 Contingent — Knoxville MLS
• 2018-10-25 Listed $160,000 Knoxville MLS

Property tax history

+2.0%/yr

Latest (2025): $512 · +0.0% YoY. Source: county tax records.