111 Little Round Top Ln · Townsend, TN 37882

$495,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 128 Days on market

Built 2024 1.24 ac lot $316/sqft · 30% below area Est $702k · 30% under $42/mo HOA · 1% of rent ↓ 4% since listing

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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 +7.8/30.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Stunning New 2024 Chalet Cabin with 3 bedroom 2 baths, located in the 'Highly Sought after' area of Wears Valley on a . 69 acre lot. Hands down, in all of the Smoky Mountain areas to live, Wears Valley's breath-taking mountain views, quant, 'step back in time' picturesque surrounding, set this location apart! Welcome to your very own ' Peaceful Mountain Retreat' located on the 'Peaceful Side of the Smokies, ' yet close to everything! If you are dreaming of owning your own cabin in the Smokies, then this beautiful 2024 Like brand NEW Chalet cabin is the perfect place to start looking. Not only will you find it with an inviting open floor plan, but it's completely fully furnished and ready to move in or rent out! Because of the beautiful relaxing tranquil setting, you are sure to fall in LOVE with this cabin and the surrounding neighborhood! Not only that, to add to your delightful daily experience, you will occasionally see a friendly fury black bear making her way through your property with two or three little cubs in tow. .. you will really feel like you're living in the Smoky Mountains then! Yes, this is the perfect way to be living life to it's fullest! Another great feature is the cabin is close to everything; Townsend is 10 minutes away, Gatlinburg is only a 30 minute scenic drive through the Great Smoky Mountain National Park with flowing rivers and waterfalls all along the way. Turn Left as you come out of your neighborhood and within 20 minutes you'll be in action packed Pigeon Forge. .. were there are endless FUN things to do! Why not live the dream. .. It doesn't get any better than this! This Chalet Cabin leaves nothing to be desired, with open spaces inside and outside. The Hot tub is sure to be a hit for the entire family. The cabin also has an indoor fire safety sprinkler system, and a shared deep water private well with only one neighbor.

Key facts

• Wears valley
• Open floor plan
• Chalet cabin

Tags

• CHALET CABIN
• WEARS VALLEY
• MOUNTAIN VIEWS
• OPEN FLOOR PLAN
• FULLY FURNISHED
• TRANQUIL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (25.3% below list).
• Recommended offer: $370k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 0.8% in Townsend — 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 68/100 on livability (#88 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: schools C-, amenities F, commute F.
• Blount County (rural): math 29% / reading 31% proficiency, ranked #52 of 139 in TN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 937 units permitted in Blount County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Blount County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $79k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $370,000 (25.3% 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 128 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $702,203
• List price: $495,000
• Delta: -29.51%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Little Round Top Ln	0.15mi	2/2.0 (-1)	1,785 (+14%)	1mo	$552,500	$310	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $235,289
• Equity at exit: $445,935

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $720,089
• Equity at exit: $961,676

Cash invested: $138,600 (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 37882

• Home prices YoY: 30.4%
• Active inventory: 140
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$42
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $-540

Break-even live

Break-even rent $4,383

Max offer price $416,885

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-369	+0% $-540	+5% $-711	+10% $-882
Rent	-10% $-832	-5% $-686	+0% $-540	+5% $-394	+10% $-248
Rate	-1.0pp $-291	-0.5pp $-414	base $-540	+0.5pp $-668	+1.0pp $-799

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4227 Round Top Way Sevierville, TN	2.0	2.0	1440	$3,700	$2.57	12d	1	1.30mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $495,000 Active 128 DOM
2. 2026-06-17
   days on market $495,000 Active 127 DOM
3. 2026-06-16
   days on market $495,000 Active 126 DOM
4. 2026-06-15
   days on market $495,000 Active 125 DOM
5. 2026-06-14
   days on market $495,000 Active 123 DOM
6. 2026-06-13
   days on market $495,000 Active 122 DOM
7. 2026-06-10
   days on market $495,000 Active 120 DOM
8. 2026-06-09
   days on market $495,000 Active 119 DOM
9. 2026-06-08
   days on market $495,000 Active 118 DOM
10. 2026-06-07
    days on market $495,000 Active 117 DOM
11. 2026-06-03
    days on market $495,000 Active 113 DOM
12. 2026-06-02
    days on market $495,000 Active 112 DOM
13. 2026-06-01
    days on market $495,000 Active 111 DOM
14. 2026-05-31
    days on market $495,000 Active 110 DOM
15. 2026-05-31
    days on market $495,000 Active 109 DOM
16. 2026-02-18
    status Active 1886-char remark

    Show marketing remark (1886 chars)

    Stunning New 2024 Chalet Cabin with 3 bedroom 2 baths, located in the 'Highly Sought after' area of Wears Valley on a . 69 acre lot. Hands down, in all of the Smoky Mountain areas to live, Wears Valley's breath-taking mountain views, quant, 'step back in time' picturesque surrounding, set this location apart! Welcome to your very own ' Peaceful Mountain Retreat' located on the 'Peaceful Side of the Smokies, ' yet close to everything! If you are dreaming of owning your own cabin in the Smokies, then this beautiful 2024 Like brand NEW Chalet cabin is the perfect place to start looking. Not only will you find it with an inviting open floor plan, but it's completely fully furnished and ready to move in or rent out! Because of the beautiful relaxing tranquil setting, you are sure to fall in LOVE with this cabin and the surrounding neighborhood! Not only that, to add to your delightful daily experience, you will occasionally see a friendly fury black bear making her way through your property with two or three little cubs in tow. .. you will really feel like you're living in the Smoky Mountains then! Yes, this is the perfect way to be living life to it's fullest! Another great feature is the cabin is close to everything; Townsend is 10 minutes away, Gatlinburg is only a 30 minute scenic drive through the Great Smoky Mountain National Park with flowing rivers and waterfalls all along the way. Turn Left as you come out of your neighborhood and within 20 minutes you'll be in action packed Pigeon Forge. .. were there are endless FUN things to do! Why not live the dream. .. It doesn't get any better than this! This Chalet Cabin leaves nothing to be desired, with open spaces inside and outside. The Hot tub is sure to be a hit for the entire family. The cabin also has an indoor fire safety sprinkler system, and a shared deep water private well with only one neighbor.

17. 2026-01-31
    status Pending 1886-char remark

    Show marketing remark (1886 chars)

    Stunning New 2024 Chalet Cabin with 3 bedroom 2 baths, located in the 'Highly Sought after' area of Wears Valley on a . 69 acre lot. Hands down, in all of the Smoky Mountain areas to live, Wears Valley's breath-taking mountain views, quant, 'step back in time' picturesque surrounding, set this location apart! Welcome to your very own ' Peaceful Mountain Retreat' located on the 'Peaceful Side of the Smokies, ' yet close to everything! If you are dreaming of owning your own cabin in the Smokies, then this beautiful 2024 Like brand NEW Chalet cabin is the perfect place to start looking. Not only will you find it with an inviting open floor plan, but it's completely fully furnished and ready to move in or rent out! Because of the beautiful relaxing tranquil setting, you are sure to fall in LOVE with this cabin and the surrounding neighborhood! Not only that, to add to your delightful daily experience, you will occasionally see a friendly fury black bear making her way through your property with two or three little cubs in tow. .. you will really feel like you're living in the Smoky Mountains then! Yes, this is the perfect way to be living life to it's fullest! Another great feature is the cabin is close to everything; Townsend is 10 minutes away, Gatlinburg is only a 30 minute scenic drive through the Great Smoky Mountain National Park with flowing rivers and waterfalls all along the way. Turn Left as you come out of your neighborhood and within 20 minutes you'll be in action packed Pigeon Forge. .. were there are endless FUN things to do! Why not live the dream. .. It doesn't get any better than this! This Chalet Cabin leaves nothing to be desired, with open spaces inside and outside. The Hot tub is sure to be a hit for the entire family. The cabin also has an indoor fire safety sprinkler system, and a shared deep water private well with only one neighbor.

18. 2026-01-20
    listed $574,000 Active 1886-char remark

    Show marketing remark (1886 chars)

    Stunning New 2024 Chalet Cabin with 3 bedroom 2 baths, located in the 'Highly Sought after' area of Wears Valley on a . 69 acre lot. Hands down, in all of the Smoky Mountain areas to live, Wears Valley's breath-taking mountain views, quant, 'step back in time' picturesque surrounding, set this location apart! Welcome to your very own ' Peaceful Mountain Retreat' located on the 'Peaceful Side of the Smokies, ' yet close to everything! If you are dreaming of owning your own cabin in the Smokies, then this beautiful 2024 Like brand NEW Chalet cabin is the perfect place to start looking. Not only will you find it with an inviting open floor plan, but it's completely fully furnished and ready to move in or rent out! Because of the beautiful relaxing tranquil setting, you are sure to fall in LOVE with this cabin and the surrounding neighborhood! Not only that, to add to your delightful daily experience, you will occasionally see a friendly fury black bear making her way through your property with two or three little cubs in tow. .. you will really feel like you're living in the Smoky Mountains then! Yes, this is the perfect way to be living life to it's fullest! Another great feature is the cabin is close to everything; Townsend is 10 minutes away, Gatlinburg is only a 30 minute scenic drive through the Great Smoky Mountain National Park with flowing rivers and waterfalls all along the way. Turn Left as you come out of your neighborhood and within 20 minutes you'll be in action packed Pigeon Forge. .. were there are endless FUN things to do! Why not live the dream. .. It doesn't get any better than this! This Chalet Cabin leaves nothing to be desired, with open spaces inside and outside. The Hot tub is sure to be a hit for the entire family. The cabin also has an indoor fire safety sprinkler system, and a shared deep water private well with only one neighbor.

19. 2025-05-28
    listed $599,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,400
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$504
• − Depreciation: −$14,400
• Taxable loss: −$15,236
• Est. tax savings @ 24.0%: +$3,657
• After-tax cash flow: $-2,821/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: Blount County
• NCES district ID: 4700300
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $47,764
• Composite: 25.99/100
• National rank: #7322
• State rank: #52 of 139 in TN

Livability — Townsend

• Score: 68/100
• State rank: #88
• US rank: #9561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,800

Population outlook (Blount County) Hauer SSP2

• Today (2025): 135,873 people
• By 2030: 139,460 · +2.6%
• By 2040: 144,767 · +6.5%
• By 2050: 147,393 · +8.5%
• By 2075: 151,597 · +11.6%
• By 2100: 147,393 · +8.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -39.4pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+44.2 2016: R+48.8 2012: R+45.7 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 134.85%
• Current HPI: 577.9164
• 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

-4.2% since first listed

4 events — show timeline

• 2026-02-18 Relisted — GSMAR
• 2026-01-31 Pending — GSMAR
• 2026-01-20 Listed $574,000 GSMAR
• 2025-05-28 Listed $599,000 GSMAR