165 Grandview Ln · Pleasant Hill, TN 38571

$155,000

2 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 271 Days on market

Built 2000 0.28 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 +22.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 165 Grandview Lane, a beautifully maintained duplex home located in Uplands Village, a Life Plan Community. This inviting residence offers 1,525 square feet of comfortable, single-level living with 2 spacious bedrooms and 2 full bathrooms. Warm hardwood floors flow through the main living areas. . The bright sunroom provides the perfect space to relax or entertain, while the deck extends your living area outdoors. Thoughtfully designed for ease and comfort, this home combines low-maintenance living with the benefits of a vibrant community lifestyle. The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ Continuing Care Retirement Community) and sign a membership contract before or at closing. A one-time membership fee, per person, and monthly services fee, per person, applies. Fees vary and are based on the number of occupants living in a home. Contact our office for additional information and current fee schedule.

Key facts

• 0.28 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Association with grounds maintenance; Association amenities include recreation facilities and coin laundry

Exterior

• Parking: Attached 1-car garage with garage door opener (main level)
• Utilities: Sewer: Other
• Home design: Attached property
• Construction: Stone, vinyl siding, block and frame construction
• Exterior features: Vinyl windows; Level lot; Country setting view

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven
• Bedrooms: Master bedroom; Bedroom 2
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas and electric); Central cooling; Ceiling fans
• Interior features: Pantry; Handicapped equipped
• Laundry & utility: Washer; Dryer; Coin laundry available through association

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (3.7% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#306 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools 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: 218 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 $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.7

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $101,077
• Equity at exit: $139,636

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $284,354
• Equity at exit: $301,131

Cash invested: $43,400 (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 38571

• Home prices YoY: 6.7%
• Active inventory: 218
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $263

Break-even live

Break-even rent $1,161

Max offer price $155,000

Occupancy floor 77%

Sensitivity live

Price	-10% $350	-5% $307	+0% $263	+5% $219	+10% $175
Rent	-10% $145	-5% $204	+0% $263	+5% $322	+10% $381
Rate	-1.0pp $341	-0.5pp $302	base $263	+0.5pp $223	+1.0pp $182

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $155,000 Active 271 DOM
2. 2026-06-18
   days on market $155,000 Active 269 DOM
3. 2026-06-17
   days on market $155,000 Active 268 DOM
4. 2026-06-16
   days on market $155,000 Active 267 DOM
5. 2026-06-15
   days on market $155,000 Active 266 DOM
6. 2026-06-13
   days on market $155,000 Active 264 DOM
7. 2026-06-12
   days on market $155,000 Active 263 DOM
8. 2026-06-09
   days on market $155,000 Active 260 DOM
9. 2026-06-08
   days on market $155,000 Active 259 DOM
10. 2026-06-08
    days on market $155,000 Active 258 DOM
11. 2026-06-07
    days on market $155,000 Active 257 DOM
12. 2026-06-03
    days on market $155,000 Active 254 DOM
13. 2026-06-02
    days on market $155,000 Active 253 DOM
14. 2026-06-01
    days on market $155,000 Active 252 DOM
15. 2026-05-31
    days on market $155,000 Active 251 DOM
16. 2026-02-27
    listed $155,000 Active 976-char remark

    Show marketing remark (976 chars)

    Welcome to 165 Grandview Lane, a beautifully maintained duplex home located in Uplands Village, a Life Plan Community. This inviting residence offers 1,525 square feet of comfortable, single-level living with 2 spacious bedrooms and 2 full bathrooms. Warm hardwood floors flow through the main living areas. . The bright sunroom provides the perfect space to relax or entertain, while the deck extends your living area outdoors. Thoughtfully designed for ease and comfort, this home combines low-maintenance living with the benefits of a vibrant community lifestyle. The Buyer must meet membership requirements for Uplands Village, a Life Plan Community (55+ Continuing Care Retirement Community) and sign a membership contract before or at closing. A one-time membership fee, per person, and monthly services fee, per person, applies. Fees vary and are based on the number of occupants living in a home. Contact our office for additional information and current fee schedule.

17. 2025-09-22
    listed $155,000 Active

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$626/yr (+$52/mo · 132.2%)

ⓘ 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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,919
• − Mortgage interest: −$8,682
• − Property taxes: −$474
• − Insurance: −$775
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,509
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,006/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 — Pleasant Hill

• Score: 58/100
• State rank: #306
• US rank: #20874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, TN
• City population: 146
• Population (ZIP): 14,573

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

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: ▲ 24.02%
• Current HPI: 382.4479
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-27 Listed $155,000 UCMLS
• 2025-09-22 Listed $155,000 Knoxville MLS

Property tax history

+2.7%/yr

Latest (2025): $474 · +0.0% YoY. Source: county tax records.