3246 Pow Camp Rd · Crossville, TN 38572

$280,000

4 bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 60 Days on market

Built 1996 0.67 ac lot

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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).

• Cash flow +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Let someone else make your mortgage payment! Welcome to this beautifully maintained duplex, offering two mirror-image units, each thoughtfully designed with 750 square feet of comfortable living space. Each unit features 2 spacious bedrooms, 1 full bath, and an inviting layout that feels like home from the moment you walk in. Both units have been nicely updated, making this property a turnkey addition to your investment portfolio. Step outside to enjoy a private deck -- the perfect spot for relaxing or entertaining. Additional storage is a breeze with the convenient outbuilding, thoughtfully divided to provide separate space for each tenant. The property boasts a circle drive with ample

Key facts

• Private deck
• Outbuilding
• Ample parking

Tags

• PRIVATE DECK
• CIRCLE DRIVE
• AMPLE PARKING
• OUTBUILDING

Property features AI

Finance

• Financial info: Gross annual income listed as $22,800; Owner pays lawn maintenance, gas, taxes, and insurance

Exterior

• Utilities: Heating: natural gas; Central cooling
• Home design: Multi-family property with 2 units; Total building area about 1,500 (per tax records)
• Construction: Vinyl siding and frame construction
• Exterior features: Vinyl siding; Frame construction; Lot roughly 205 x 142 (irregular)

Interior

• Kitchen: Refrigerator
• Bedrooms: Two 2-bedroom units (both unfurnished)
• Flooring: Laminate; Vinyl
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Refrigerator included; Laminate and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive. Per door: $192/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (8.5% below list).
• Recommended offer: $256k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#246 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools D, crime F, amenities 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: 452 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($272k) 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 $155k; list at $280k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $256,300 (8.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.26×
• Total profit: $176,826
• Equity at exit: $252,246

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $501,196
• Equity at exit: $543,978

Cash invested: $78,400 (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 38572

• Home prices YoY: 10.4%
• Active inventory: 452
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$56 /mo · $666/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $384

Break-even live

Break-even rent $2,077

Max offer price $280,000

Occupancy floor 80%

Sensitivity live

Price	-10% $543	-5% $464	+0% $384	+5% $305	+10% $226
Rent	-10% $182	-5% $283	+0% $384	+5% $485	+10% $587
Rate	-1.0pp $525	-0.5pp $455	base $384	+0.5pp $312	+1.0pp $238

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,564
Total (2 units)			$2,563

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $280,000 Active 60 DOM
2. 2026-06-18
   days on market $280,000 Active 58 DOM
3. 2026-06-17
   days on market $280,000 Active 57 DOM
4. 2026-06-16
   days on market $280,000 Active 56 DOM
5. 2026-06-15
   days on market $280,000 Active 55 DOM
6. 2026-06-13
   days on market $280,000 Active 53 DOM
7. 2026-06-12
   days on market $280,000 Active 52 DOM
8. 2026-06-09
   days on market $280,000 Active 49 DOM
9. 2026-06-08
   days on market $280,000 Active 48 DOM
10. 2026-06-08
    days on market $280,000 Active 47 DOM
11. 2026-06-07
    days on market $280,000 Active 46 DOM
12. 2026-06-03
    days on market $280,000 Active 43 DOM
13. 2026-06-02
    days on market $280,000 Active 42 DOM
14. 2026-06-01
    days on market $280,000 Active 41 DOM
15. 2026-05-31
    days on market $280,000 Active 40 DOM
16. 2026-04-21
    listed $280,000 Active
17. 2026-04-13
    historical
18. 2026-01-21
    price $280,000
19. 2025-10-13
    listed $285,000 Active
20. 2025-10-10
    historical
21. 2025-09-04
    price $285,000
22. 2025-04-08
    listed $290,000 Active
23. 2021-06-14
    soldstatus $155,000
24. 2021-06-11
    soldstatus $155,000 Closed
25. 2021-05-12
    historical Pending - Continue to Show - Inspection
26. 2021-05-10
    listed $140,000 Active
27. 2005-07-21
    soldstatus $75,000

ⓘ 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: $666 · $56/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$1,322/yr (+$110/mo · 198.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,756
• − Mortgage interest: −$15,684
• − Property taxes: −$666
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$8,145
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $4,626/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 — Crossville

• Score: 61/100
• State rank: #246
• US rank: #17641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,030

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada

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: ▲ 34.68%
• Current HPI: 367.3069
• 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

+273.3% since first listed

12 events — show timeline

• 2026-04-21 Listed $280,000 Knoxville MLS
• 2026-04-13 Listing Removed — Knoxville MLS
• 2026-01-21 Price Changed $280,000 Knoxville MLS
• 2025-10-13 Listed $285,000 Knoxville MLS
• 2025-10-10 Listing Removed — Knoxville MLS
• 2025-09-04 Price Changed $285,000 Knoxville MLS
• 2025-04-08 Listed $290,000 Knoxville MLS
• 2021-06-14 Sold (Public Records) $155,000 Public Records
• 2021-06-11 Sold (MLS) $155,000 Knoxville MLS
• 2021-05-12 Contingent — Knoxville MLS
• 2021-05-10 Listed $140,000 Knoxville MLS
• 2005-07-21 Sold (Public Records) $75,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $666 · +0.0% YoY. Source: county tax records.