757 Stansbury Mountain Rd · Ducktown, TN 37317

$182,999

1 bd · 1.0 ba · 589 sqft · Other public records · 273 Days on market

Built 2023 5.04 ac lot $311/sqft · 25% below area Est $244k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

INVESTMENT - This is an unfinished, but "dried in" single cabin located adjacent to protected wetlands. Near the Ocoee River and Cherokee National Forest. Underground electricity, septic. It has a washer/dryer, stove, master bath, Mini-Split heating and cooling. The city water line is one mile from the property, but has not been run to the neighborhood yet. A well has not yet been drilled. This home has a modified water system that is fully operational, styled after off-grid improvised water system. It needs flooring, trim, and paint. Your blank canvas!! Great for a retreat from city life, a VRBO, or investment property.

Key facts

• Protected wetlands
• Near ocoee river
• 5.04 acre lot

Tags

• UNFINISHED SINGLE CABIN
• PROTECTED WETLANDS
• NEAR OCOEE RIVER
• NEAR CHEROKEE NATIONAL FOREST
• UNDERGROUND ELECTRICITY
• FULLY OPERATIONAL WATER SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $183k.

Deal economics

• At list price, monthly cash flow is $-10 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (25.7% below list).
• Recommended offer: $136k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#345 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Polk County (rural): math 32% / reading 32% proficiency, ranked #44 of 139 in TN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 211 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Polk County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $32k; list at $183k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $135,925 (25.7% 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 273 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $244,406
• List price: $182,999
• Delta: -25.13%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $98,968
• Equity at exit: $164,860

10-year hold

• IRR: 21.4%
• Equity multiple: 6.69×
• Total profit: $291,742
• Equity at exit: $355,527

Cash invested: $51,240 (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 37317

• Active inventory: 70
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$960
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-10

Break-even live

Break-even rent $1,371

Max offer price $181,316

Occupancy floor 96%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $182,999 Active 273 DOM
2. 2026-06-18
   days on market $182,999 Active 272 DOM
3. 2026-06-17
   days on market $182,999 Active 271 DOM
4. 2026-06-16
   days on market $182,999 Active 270 DOM
5. 2026-06-15
   days on market $182,999 Active 269 DOM
6. 2026-06-14
   days on market $182,999 Active 267 DOM
7. 2026-06-13
   days on market $182,999 Active 266 DOM
8. 2026-06-10
   days on market $182,999 Active 264 DOM
9. 2026-06-09
   days on market $182,999 Active 263 DOM
10. 2026-06-08
    days on market $182,999 Active 262 DOM
11. 2026-06-07
    days on market $182,999 Active 261 DOM
12. 2026-06-03
    days on market $182,999 Active 257 DOM
13. 2026-06-02
    days on market $182,999 Active 256 DOM
14. 2026-06-01
    days on market $182,999 Active 255 DOM
15. 2026-05-31
    days on market $182,999 Active 254 DOM
16. 2026-05-30
    days on market $182,999 Active 253 DOM
17. 2025-09-19
    listed $182,999 Active 639-char remark

    Show marketing remark (639 chars)

    INVESTMENT - This is an unfinished, but "dried in" single cabin located adjacent to protected wetlands. Near the Ocoee River and Cherokee National Forest. Underground electricity, septic. It has a washer/dryer, stove, master bath, Mini-Split heating and cooling. The city water line is one mile from the property, but has not been run to the neighborhood yet. A well has not yet been drilled. This home has a modified water system that is fully operational, styled after off-grid improvised water system. It needs flooring, trim, and paint. Your blank canvas!! Great for a retreat from city life, a VRBO, or investment property.

18. 2022-05-31
    soldstatus $32,500 Sold 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

19. 2022-05-04
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

20. 2022-02-25
    status Active 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

21. 2022-02-22
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

22. 2022-02-08
    status Active 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

23. 2022-02-07
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

24. 2021-11-19
    listed $39,500 Active 718-char remark

    Show marketing remark (718 chars)

    Build your own mountain retreat on this gorgeous, unrestricted wooded acreage in the Turtletown/Copperhill area! Conveniently right off the highway but still private and quiet . Just minutes away from Ocoee and the river rapids as well as Chilhowee, Big Frog, and Sugarloaf Mountains, offering some of the most incredible sites for hiking, whitewater rafting, kayaking and outdoor adventure in America. Land has valuable timber as well as a cleared driveway and mailbox/address all set up. ,North Potato Creek, across the street feeds off directly from the Ocoee River. Feel free to drive out and walk the property. You would need to put in your own Well and Septic Tank. .. Property has been flagged and marked . .. .

25. 2002-11-15
    soldstatus $7,950
26. 2002-10-22
    soldstatus $60,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$730/yr (+$61/mo · 128.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,311
• − Mortgage interest: −$10,251
• − Property taxes: −$569
• − Insurance: −$915
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,324
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $691/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: Polk County
• NCES district ID: 4703450
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $37,990
• Composite: 26.72/100
• National rank: #7149
• State rank: #44 of 139 in TN

Livability — Ducktown

• Score: 56/100
• State rank: #345
• US rank: #22819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 423
• Population (ZIP): 2,576

Population outlook (Polk County) Hauer SSP2

• Today (2025): 16,734 people
• By 2030: 16,567 · -1.0%
• By 2040: 16,015 · -4.3%
• By 2050: 15,172 · -9.3%
• By 2075: 12,998 · -22.3%
• By 2100: 10,606 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+68.1) · D 15.5% · R 83.7%
• 2008→2024 swing: -35.2pp toward R · 2008: -33.0pp · 2024: -68.1pp
• All cycles: 2024: R+68.1 2020: R+63.4 2016: R+59.0 2012: R+37.2 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 102.70%
• Current HPI: 357.312
• 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

+205.0% since first listed

10 events — show timeline

• 2025-09-19 Listed $182,999 ForSaleByOwner.com
• 2022-05-31 Sold (MLS) $32,500 NEGBOR
• 2022-05-04 Pending — NEGBOR
• 2022-02-25 Relisted — NEGBOR
• 2022-02-22 Pending — NEGBOR
• 2022-02-08 Relisted — NEGBOR
• 2022-02-07 Pending — NEGBOR
• 2021-11-19 Listed $39,500 NEGBOR
• 2002-11-15 Sold (Public Records) $7,950 Public Records
• 2002-10-22 Sold (Public Records) $60,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $569 · +0.0% YoY. Source: county tax records.