751 W Bluff Rd · Pikeville, TN 37367

$249,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 9 Days on market

Built 2020 Good condition 15 ac lot $208/sqft · 13% above area Est $220k · 13% over

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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 +18.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

14.71 ACRES WITH BLUFF VIEW AT THE END OF QUIET CUL-DE-SAC READY FOR YOU TO FINISH OUT THIS PROJECT AND BUILD EQUITY! 2 bedroom Septic, electricity and city water are already installed in this 1200 sq. ft. metal building with slab foundation. Fiber optic ready. This 2020 barndominium has garage parking, is stubbed, plumbed, and electric run for a two bedroom, combo kitchen and living room, 2 full baths, and laundry room. Primary is on the main floor, an additional 600 sq foot loft space for a second bedroom and bath. With a little clearing you'll enjoy an incredible bluff view of the Sequatchie Valley and be sure to check out the cool rock formations. The owner always dreamed of building a little cabin on the rocks to take full advantage of the incredible view. A few additional features: washer, dryer and tankless water heater are included, an RV parking pad with electric hookups, gravel driveway, garden area, and keyless entry. Buyers should always verify information.

Key facts

• Slab foundation
• Barndominium
• Bluff view

Tags

• BLUFF VIEW
• CUL-DE-SAC
• METAL BUILDING
• SLAB FOUNDATION
• FIBER OPTIC READY
• BARNDOMINIUM

Property features AI

Exterior

• Parking: 1-car garage; Main level parking/access
• Utilities: Septic tank
• Home design: Single-family detached property; Approximately 1,200 building area
• Construction: Metal siding and frame construction
• Exterior features: Property at the end of a cul-de-sac; Wooded lot with seasonal mountain views

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; No central cooling indicated
• Interior features: 6 total rooms; Slab foundation (no basement)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $249k).
• Cap rate 7.5% vs local median 4.9% in Pikeville — 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 59/100 on livability (#296 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: health & safety C-, amenities F, commute F.
• Bledsoe County (rural): math 19% / reading 27% proficiency, ranked #104 of 139 in TN (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bledsoe County Middle School (math 17% / reading 20%, grade F, #209 of 333 statewide, top 63%, 378 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP.
• At $2,499/mo this rent would consume 55% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Bledsoe County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $249,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $219,535
• List price: $249,000
• Delta: 13.42%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 E Bluff Rd	0.74mi	1/— (-1)	1,200 (0%)	8mo	$190,000	$158	54

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: 27.4%
• Equity multiple: 3.18×
• Total profit: $151,782
• Equity at exit: $224,319

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $434,362
• Equity at exit: $483,752

Cash invested: $69,720 (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 37367

• Home prices YoY: 34.5%
• Active inventory: 155
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $253

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 85%

Sensitivity live

Price	-10% $425	-5% $339	+0% $253	+5% $167	+10% $81
Rent	-10% $56	-5% $155	+0% $253	+5% $352	+10% $451
Rate	-1.0pp $379	-0.5pp $317	base $253	+0.5pp $189	+1.0pp $123

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 9 DOM
2. 2026-06-17
   days on market $249,000 Active 8 DOM
3. 2026-06-16
   days on market $249,000 Active 7 DOM
4. 2026-06-15
   days on market $249,000 Active 6 DOM
5. 2026-06-14
   days on market $249,000 Active 4 DOM
6. 2026-06-10
   days on marketlisting id $249,000 Active 1 DOM
7. 2026-06-09
   days on market $249,000 Active 47 DOM
8. 2026-06-08
   days on market $249,000 Active 46 DOM
9. 2026-06-07
   days on market $249,000 Active 45 DOM
10. 2026-06-03
    days on market $249,000 Active 41 DOM
11. 2026-06-02
    days on market $249,000 Active 40 DOM
12. 2026-06-01
    days on market $249,000 Active 39 DOM
13. 2026-05-31
    days on market $249,000 Active 38 DOM
14. 2026-05-30
    days on market $249,000 Active 37 DOM
15. 2026-04-23
    listed $249,000 Active 990-char remark

    Show marketing remark (990 chars)

    14.71 ACRES WITH BLUFF VIEW AT THE END OF QUIET CUL-DE-SAC READY FOR YOU TO FINISH OUT THIS PROJECT AND BUILD EQUITY! 2 bedroom Septic, electricity and city water are already installed in this 1200 sq. ft. metal building with slab foundation. Fiber optic ready. This 2020 barndominium has garage parking, is stubbed, plumbed, and electric run for a two bedroom, combo kitchen and living room, 2 full baths, and laundry room. Primary is on the main floor, an additional 600 sq foot loft space for a second bedroom and bath. With a little clearing you'll enjoy an incredible bluff view of the Sequatchie Valley and be sure to check out the cool rock formations. The owner always dreamed of building a little cabin on the rocks to take full advantage of the incredible view. A few additional features: washer, dryer and tankless water heater are included, an RV parking pad with electric hookups, gravel driveway, garden area, and keyless entry. Buyers should always verify information.

ⓘ 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 3/10 Moderate 5 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,986
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$7,244
• Taxable loss: −$983
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $3,276/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

Good 75/100 Moderate rehab

This 14.71-acre property with a 2020 barndominium offers a good condition with moderate rehab needs. The property is ready for finishing touches to enhance its value for resale or rental.

Repairs flagged

• Minor roof — No visible damage
• Minor exterior — No visible damage
• Minor interior walls — Exposed framing
• Minor landscaping — Natural vegetation

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Paint interior walls — Enhances interior appearance
• Resale Landscaping — Enhances curb appeal
• Both Install flooring — Improves both resale and rental value
• Both Install kitchen and bathroom fixtures — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage	Minor	$500–3,000
exterior · No visible damage	Minor	$500–3,000
interior walls · Exposed framing	Minor	$500–3,000
landscaping · Natural vegetation	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Paint interior walls — Enhances interior appearance ↑
• Resale Landscaping — Enhances curb appeal ↑
• Both Install flooring — Improves both resale and rental value ↑
• Both Install kitchen and bathroom fixtures — Improves both resale and rental 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: Bledsoe County
• NCES district ID: 4700270
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 27% ▼ -1.00%
• Median HH income: $35,901
• Composite: 19.02/100
• National rank: #8845
• State rank: #104 of 139 in TN

Livability — Pikeville

• Score: 59/100
• State rank: #296
• US rank: #20539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bledsoe · 11,736 people
• Population (ZIP): 11,736
• Household income: $54,696
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 2.1

Population outlook (Bledsoe County) Hauer SSP2

• Today (2025): 18,085 people
• By 2030: 19,649 · +8.6%
• By 2040: 22,438 · +24.1%
• By 2050: 24,582 · +35.9%
• By 2075: 26,769 · +48.0%
• By 2100: 25,033 · +38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Bledsoe

• 2024 margin: Solid R (+70.5) · D 14.4% · R 84.9%
• 2008→2024 swing: -36.0pp toward R · 2008: -34.5pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+65.2 2016: R+58.6 2012: R+40.3 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.44%
• Current HPI: 415.344
• 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

• 2026-06-09 Listed $249,000 Knoxville MLS
• 2026-04-23 Listed $249,000 UCMLS