20370 W Lee Hwy · Philadelphia, TN 37846

$477,000

None bd · None ba · 4,746 sqft · MultiFamily · 31 Days on market

Built 1960 Fair condition $101/sqft · at area comps Est $471k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Sunrise Inn is currently operated as a daily/weekly/monthly rental. The property is ideally positioned for renovations and updates, resulting in increased revenue for investors. The seller enjoys 100% occupancy due to the property's convenient location and the lack of short-term rentals in the Philadelphia/Loudon area. Long-term occupancy history. Value add. Demonstrated need for short-term rentals in the area. One of the fastest growing counties in Tennessee. New Metal Roof in 2015.

Key facts

• New metal roof
• Value add
• Convenient location

Tags

• CONVENIENT LOCATION
• LONG TERM OCCUPANCY HISTORY
• VALUE ADD
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a multifamily listed at $477k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $477k).
• Recommended offer: $463k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#129 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Loudon County (rural): math 39% / reading 35% proficiency, ranked #18 of 139 in TN (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($463k) is reasonable based on typical stale-listing flexibility.

Recommended offer $462,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.15%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $471,025
• List price: $477,000
• Delta: 1.27%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.2%
• Equity multiple: 4.28×
• Total profit: $438,186
• Equity at exit: $429,719

10-year hold

• IRR: 37.4%
• Equity multiple: 9.61×
• Total profit: $1,150,416
• Equity at exit: $926,706

Cash invested: $133,560 (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 37846

• Home prices YoY: 3.2%
• Active inventory: 15
• Price-to-rent: 51.5×

Monthly cashflow live

• Estimated rent: $7,716 medium
• Mortgage (P&I): −$2,501
• Tax est. 1.5%: −$596 /mo · $7,155/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,620
• Net cashflow: $2,799

Break-even live

Break-even rent $4,173

Max offer price $477,000

Occupancy floor 59%

Sensitivity live

Price	-10% $3,129	-5% $2,964	+0% $2,799	+5% $2,634	+10% $2,470
Rent	-10% $2,190	-5% $2,494	+0% $2,799	+5% $3,104	+10% $3,409
Rate	-1.0pp $3,039	-0.5pp $2,921	base $2,799	+0.5pp $2,676	+1.0pp $2,550

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$7,720
Total (10 units)			$7,716

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: $119,250
• Closing costs: $14,310
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   status $477,000 Pending 31 DOM
2. 2026-06-07
   days on market $477,000 Active 31 DOM
3. 2026-06-05
   days on market $477,000 Active 28 DOM
4. 2026-06-03
   days on market $477,000 Active 27 DOM
5. 2026-06-02
   days on market $477,000 Active 26 DOM
6. 2026-06-01
   days on market $477,000 Active 25 DOM
7. 2026-05-31
   days on market $477,000 Active 24 DOM
8. 2026-05-31
   days on market $477,000 Active 23 DOM
9. 2026-05-07
   listed $477,000 Active 488-char remark

   Show marketing remark (488 chars)

   Sunrise Inn is currently operated as a daily/weekly/monthly rental. The property is ideally positioned for renovations and updates, resulting in increased revenue for investors. The seller enjoys 100% occupancy due to the property's convenient location and the lack of short-term rentals in the Philadelphia/Loudon area. Long-term occupancy history. Value add. Demonstrated need for short-term rentals in the area. One of the fastest growing counties in Tennessee. New Metal Roof in 2015.

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

Taxation est. · year 1

• Rental income: $92,592
• − Mortgage interest: −$26,719
• − Property taxes: −$7,155
• − Insurance: −$2,385
• − Repairs & maintenance: −$7,407
• − Management: −$7,407
• − Depreciation: −$13,876
• Taxable income: $27,642
• Est. tax owed @ 24.0%: −$6,634
• After-tax cash flow: $26,956/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needed. The metal roof and exterior siding are in poor condition and require immediate attention. The property is currently operated as a daily/weekly/monthly rental and has demonstrated need for short-term rentals in the area. The property is located in one of the fastest growing counties in Tennessee and has 100% occupancy due to its convenient location and lack of short-term rentals in the area.

Repairs flagged

• Major Roof — Metal roof appears old and may need replacement.
• Major Exterior siding — Siding is weathered and may need repainting or replacement.
• Major Exterior fencing — Fencing is missing or in poor condition.
• Major Parking lot — Cracked and in need of repair.
• Minor Interior walls and paint — Worn but not severely damaged.
• Minor Bathrooms — Functional but dated and in need of updates.
• Minor Kitchen — Functional but dated and in need of updates.
• Minor Bedrooms — Functional but dated and in need of updates.
• Minor Common areas — Functional but dated and in need of updates.
• Minor HVAC and mechanical systems — Functional but may need maintenance or replacement.
• Minor Lighting — Functional but may need updating for energy efficiency and aesthetics.

Value-add opportunities

• Both Replace metal roof — New roof will improve the property's appearance and increase its value.
• Both Paint exterior siding — Fresh paint will improve the property's appearance and increase its value.
• Both Replace fencing — New fencing will improve the property's appearance and increase its value.
• Both Repair parking lot — A repaired parking lot will improve the property's appearance and increase its value.
• Rental Update bathrooms — Updated bathrooms will attract more tenants and increase rental income.
• Rental Update kitchen — Updated kitchen will attract more tenants and increase rental income.
• Rental Update bedrooms — Updated bedrooms will attract more tenants and increase rental income.
• Rental Update common areas — Updated common areas will attract more tenants and increase rental income.
• Both Service HVAC and mechanical systems — Serviced systems will improve the property's functionality and increase its value.
• Both Update lighting — Updated lighting will improve the property's functionality and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Metal roof appears old and may need replacement.	Major	$15,000–50,000
Exterior siding · Siding is weathered and may need repainting or replacement.	Major	$15,000–50,000
Exterior fencing · Fencing is missing or in poor condition.	Major	$15,000–50,000
Parking lot · Cracked and in need of repair.	Major	$15,000–50,000
Interior walls and paint · Worn but not severely damaged.	Minor	$500–3,000
Bathrooms · Functional but dated and in need of updates.	Minor	$500–3,000
Kitchen · Functional but dated and in need of updates.	Minor	$500–3,000
Bedrooms · Functional but dated and in need of updates.	Minor	$500–3,000
Common areas · Functional but dated and in need of updates.	Minor	$500–3,000
HVAC and mechanical systems · Functional but may need maintenance or replacement.	Minor	$500–3,000
Lighting · Functional but may need updating for energy efficiency and aesthetics.	Minor	$500–3,000
Total estimated repair cost · 11 items		$63,500–221,000

Value-add ROI direction

• Both Replace metal roof — New roof will improve the property's appearance and increase its value. ↑
• Both Paint exterior siding — Fresh paint will improve the property's appearance and increase its value. ↑
• Both Replace fencing — New fencing will improve the property's appearance and increase its value. ↑
• Both Repair parking lot — A repaired parking lot will improve the property's appearance and increase its value. ↑
• Rental Update bathrooms — Updated bathrooms will attract more tenants and increase rental income. ↑
• Rental Update kitchen — Updated kitchen will attract more tenants and increase rental income. ↑
• Rental Update bedrooms — Updated bedrooms will attract more tenants and increase rental income. ↑
• Rental Update common areas — Updated common areas will attract more tenants and increase rental income. ↑
• Both Service HVAC and mechanical systems — Serviced systems will improve the property's functionality and increase its value. ↑
• Both Update lighting — Updated lighting will improve the property's functionality and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Loudon County
• NCES district ID: 4702520
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $54,201
• Composite: 32.43/100
• National rank: #5724
• State rank: #18 of 139 in TN

Livability — Philadelphia

• Score: 66/100
• State rank: #129
• US rank: #11910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Philadelphia, TN
• Population (ZIP): 4,177

Population outlook (Loudon County) Hauer SSP2

• Today (2025): 55,364 people
• By 2030: 57,414 · +3.7%
• By 2040: 61,216 · +10.6%
• By 2050: 64,846 · +17.1%
• By 2075: 75,829 · +37.0%
• By 2100: 85,693 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Loudon

• 2024 margin: Solid R (+53.0) · D 23.0% · R 76.0% · Other 1.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -44.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.3 2016: R+54.4 2012: R+52.8 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.99%
• Current HPI: 350.0864
• 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

1 event — show timeline

• 2026-05-07 Listed $477,000 Knoxville MLS