760 Rockview Rd · Allardt, TN 38556

$498,000

3 bd · 2.0 ba · 1,681 sqft · SingleFamily public records · 111 Days on market

Built 2025 5.50 ac lot $296/sqft · 20% below area Est $628k · 21% under

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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
• Livability +3.2/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Brand NEW BUILD / NEVER OCCUPIED. Designer touches all thru-out the home. Located in the Equestrian community of RIDGE TOP ACRES which features 8 TO 10 miles of community trails & a trail that will take you DIRECTLY into the BIG SOUTH FORK NATIONAL PARK with 225 miles of dedicated horse trails. 9 foot ceilings. Excellent use of small eyeball inset lighting with adjustable COLOR temperature control. Kitchen features Custom Cabinets with soft close drawers, Granite counters, Center ISLAND with electric & CABINETS and a STAINLESS STEEL APRON DEEP SINK also a gas stove all appliances are purchased in September 2025. HOUSE WIRED for CAT 6. Open Concept / Split Living. EXTRA WIDE HALLWAYS. Water Proof LVT Flooring thru-out. Separate laundry room with cabinets and a built in pantry and a pocket door. Your Cinder Block foundation IS concrete filled with an exterior skim coat. Crawl Space FULLY ENCAPSULATED. Propane tank is leased. OVERSIZED encapsulated unfinished garage with a side door & TANKLESS WATER HEATER. The back decking with railing is ARCHITECTURALLY Designed. 2 beautiful mature pastures in place. Master Bathroom has a custom tiled shower, a separate bath tub, twin sink cabinet with granite counter top AND auto lit base cabinet lighting. A LARGE Master walk in closet. Stamped concrete on the covered front porch. EXCELLENT AIR B&B OPPORTUNITY. 4 STALL BARN included.

Key facts

• Custom cabinets
• Gas stove
• Granite counters

Tags

• CUSTOM CABINETS
• GRANITE COUNTERS
• CENTER ISLAND
• GAS STOVE
• HOUSE WIRED FOR CAT 6
• EXTRA WIDE HALLWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $498k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (68.7% below list).
• Recommended offer: $156k (68.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#194 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Fentress County (rural): math 24% / reading 27% proficiency, ranked #91 of 139 in TN (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Fentress Elementary School (math 19% / reading 25%, grade F, #601 of 952 statewide, top 66%, 632 students, 0% FRL); Clarkrange High School (math 17% / reading 44%, grade F, #73 of 332 statewide, top 22%, 260 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 325 active listings in the ZIP.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Fentress County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $90k; list at $498k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $155,775 (68.7% 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 111 days. Have you received any prior offers? Is the seller open to a 69% 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 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. 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?
8. 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.
9. 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.
10. 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: 0.31% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.69%
• DSCR: 0.35
• GRM: 26.6

CMA / ARV

• ARV (median comp): $628,059
• List price: $498,000
• Delta: -20.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $162,190
• Equity at exit: $448,638

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $562,573
• Equity at exit: $967,504

Cash invested: $139,440 (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 38556

• Home prices YoY: 13.5%
• Active inventory: 325
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$2,612
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-1,707

Break-even live

Break-even rent $3,719

Max offer price $196,373

Occupancy floor —

Sensitivity live

Price	-10% $-1,426	-5% $-1,566	+0% $-1,707	+5% $-1,848	+10% $-1,989
Rent	-10% $-1,831	-5% $-1,769	+0% $-1,707	+5% $-1,646	+10% $-1,584
Rate	-1.0pp $-1,457	-0.5pp $-1,581	base $-1,707	+0.5pp $-1,836	+1.0pp $-1,968

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: $124,500
• Closing costs: $14,940
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $498,000 Active 111 DOM
2. 2026-06-21
   days on market $498,000 Active 110 DOM
3. 2026-06-18
   days on market $498,000 Active 108 DOM
4. 2026-06-17
   days on market $498,000 Active 107 DOM
5. 2026-06-16
   days on market $498,000 Active 106 DOM
6. 2026-06-15
   days on market $498,000 Active 105 DOM
7. 2026-06-13
   days on market $498,000 Active 103 DOM
8. 2026-06-12
   days on market $498,000 Active 102 DOM
9. 2026-06-09
   days on market $498,000 Active 99 DOM
10. 2026-06-08
    days on market $498,000 Active 98 DOM
11. 2026-06-08
    days on market $498,000 Active 97 DOM
12. 2026-06-07
    days on market $498,000 Active 96 DOM
13. 2026-06-03
    days on market $498,000 Active 93 DOM
14. 2026-06-02
    days on market $498,000 Active 92 DOM
15. 2026-06-01
    days on market $498,000 Active 91 DOM
16. 2026-05-31
    days on market $498,000 Active 90 DOM
17. 2026-03-02
    listed $498,000 Active 1406-char remark

    Show marketing remark (1406 chars)

    Brand NEW BUILD / NEVER OCCUPIED. Designer touches all thru-out the home. Located in the Equestrian community of RIDGE TOP ACRES which features 8 TO 10 miles of community trails & a trail that will take you DIRECTLY into the BIG SOUTH FORK NATIONAL PARK with 225 miles of dedicated horse trails. 9 foot ceilings. Excellent use of small eyeball inset lighting with adjustable COLOR temperature control. Kitchen features Custom Cabinets with soft close drawers, Granite counters, Center ISLAND with electric & CABINETS and a STAINLESS STEEL APRON DEEP SINK also a gas stove all appliances are purchased in September 2025. HOUSE WIRED for CAT 6. Open Concept / Split Living. EXTRA WIDE HALLWAYS. Water Proof LVT Flooring thru-out. Separate laundry room with cabinets and a built in pantry and a pocket door. Your Cinder Block foundation IS concrete filled with an exterior skim coat. Crawl Space FULLY ENCAPSULATED. Propane tank is leased. OVERSIZED encapsulated unfinished garage with a side door & TANKLESS WATER HEATER. The back decking with railing is ARCHITECTURALLY Designed. 2 beautiful mature pastures in place. Master Bathroom has a custom tiled shower, a separate bath tub, twin sink cabinet with granite counter top AND auto lit base cabinet lighting. A LARGE Master walk in closet. Stamped concrete on the covered front porch. EXCELLENT AIR B&B OPPORTUNITY. 4 STALL BARN included.

18. 2026-01-31
    historical
19. 2025-09-05
    price $549,000
20. 2025-06-16
    listed $560,000 Active
21. 2025-06-12
    historical
22. 2025-06-01
    price $549,900
23. 2025-03-16
    listed $575,000 Active
24. 2023-07-24
    soldstatus $90,000

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $3,536 · $295/mo
• Expected delta: +$2,108/yr (+$176/mo · 147.6%)

ⓘ 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 ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,693
• − Mortgage interest: −$27,896
• − Property taxes: −$1,428
• − Insurance: −$2,490
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$14,487
• Taxable loss: −$30,599
• Est. tax savings @ 24.0%: +$7,344
• After-tax cash flow: $-13,146/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: Fentress County
• NCES district ID: 4701230
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $30,419
• Composite: 20.6/100
• National rank: #8552
• State rank: #91 of 139 in TN

Livability — Allardt

• Score: 63/100
• State rank: #194
• US rank: #15311

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

• Population (ZIP): 12,531

Population outlook (Fentress County) Hauer SSP2

• Today (2025): 17,295 people
• By 2030: 16,749 · -3.2%
• By 2040: 15,443 · -10.7%
• By 2050: 14,077 · -18.6%
• By 2075: 11,482 · -33.6%
• By 2100: 9,658 · -44.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fentress

• 2024 margin: Solid R (+75.8) · D 11.8% · R 87.6%
• 2008→2024 swing: -31.9pp toward R · 2008: -43.9pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+71.3 2016: R+67.5 2012: R+53.4 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.31%
• Current HPI: 372.5676
• 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

+453.3% since first listed

8 events — show timeline

• 2026-03-02 Listed $498,000 Knoxville MLS
• 2026-01-31 Listing Removed — Knoxville MLS
• 2025-09-05 Price Changed $549,000 Knoxville MLS
• 2025-06-16 Listed $560,000 Knoxville MLS
• 2025-06-12 Listing Removed — Knoxville MLS
• 2025-06-01 Price Changed $549,900 Knoxville MLS
• 2025-03-16 Listed $575,000 Knoxville MLS
• 2023-07-24 Sold (Public Records) $90,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,428 · +711.4% YoY. Source: county tax records.