2182 Lakeview Rd · Lenoir City, TN 37772

$365,000

None bd · 4.0 ba · 1,344 sqft · MultiFamily public records · 7 Days on market

Built 1968 0.57 ac lot

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Income-producing property with a 7% cap rate at current rents. Potential exists to improve returns with future rent adjustments; increasing the second unit to approximately $1,500/month could bring the cap rate closer to 7%. Buyer to verify all income, expenses, and projections. Brick duplex in a great Lenoir City location just off Martel Rd. Fully rented with a newer metal roof and covered carports for each unit. Each 2-bedroom unit features central HVAC, washer/dryer connections, and tenants pay all utilities including water. Unit 1 renovated approx. 3 years ago; property updates approx. 10 years ago include kitchens, flooring, roof, and windows. Located approx. 1 mile from Lenoir City Pa

Key facts

• Covered carports
• Central hvac
• Brick duplex

Tags

• INCOME PRODUCING PROPERTY
• BRICK DUPLEX
• NEWER METAL ROOF
• COVERED CARPORTS
• CENTRAL HVAC
• WASHER DRYER CONNECTIONS

Property features AI

Finance

• Other: Building area reported as 1,344 (source: owner); Lot dimensions approximately 129 x 194
• Financial info: Total of 2 units; Gross income reported at $31,200; Operating expenses reported at $2,580; Net operating income reported at $28,620; Owner pays lawn maintenance, advertising, trash collection, taxes, leasing fees, licenses, and insurance

Exterior

• Parking: Carport
• Home design: Duplex (2 units)
• Construction: Brick construction
• Exterior features: Brick construction

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Flooring: Laminate; Vinyl; Tile
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Microwave; Refrigerator; Self-cleaning oven

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive. Per door: $67/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 $288k (21.2% below list).
• Recommended offer: $288k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Lenoir City — 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 62/100 on livability (#221 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities 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: 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Loudon County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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 $315k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,700 (21.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1968 — 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 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. 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?
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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-50,773
• Equity at exit: $54,423

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-33,966
• Equity at exit: $31,559

Cash invested: $102,200 (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 37772

• Home prices YoY: -13.2%
• Active inventory: 183
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $2,877 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $134

Break-even live

Break-even rent $2,707

Max offer price $365,000

Occupancy floor 90%

Sensitivity live

Price	-10% $341	-5% $238	+0% $134	+5% $31	+10% $-72
Rent	-10% $-93	-5% $21	+0% $134	+5% $248	+10% $362
Rate	-1.0pp $318	-0.5pp $227	base $134	+0.5pp $40	+1.0pp $-56

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,876
Total (2 units)			$2,877

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14989 Martel Rd Lenoir City, TN	3.0	2.0	1800	$1,800	$1.00	14d	1	1.20mi
242 Beals Chapel Rd Lenoir City, TN	2.0	2.5	1100	$1,625	$1.48	24d	1	1.30mi
242 Beals Chapel Rd Lenoir City, TN	2.0	2.5	1100	$1,650	$1.50	11d	1	1.30mi

Listing history 36 events

1. 2026-06-18
   days on market $365,000 Active 7 DOM
2. 2026-06-17
   days on market $365,000 Active 6 DOM
3. 2026-06-16
   days on market $365,000 Active 5 DOM
4. 2026-06-15
   days on market $365,000 Active 4 DOM
5. 2026-06-14
   pricedays on marketlisting id $365,000 Active 2 DOM
6. 2026-06-08
   days on market $375,000 Active 12 DOM
7. 2026-06-07
   days on market $375,000 Active 11 DOM
8. 2026-06-05
   days on market $375,000 Active 8 DOM
9. 2026-06-03
   days on market $375,000 Active 7 DOM
10. 2026-06-02
    days on market $375,000 Active 6 DOM
11. 2026-06-01
    days on market $375,000 Active 5 DOM
12. 2026-05-31
    days on market $375,000 Active 4 DOM
13. 2026-05-31
    days on market $375,000 Active 3 DOM
14. 2026-05-05
    listed $379,000 Active 817-char remark
15. 2026-05-04
    historical
16. 2026-04-21
    listed $389,999 Active
17. 2026-04-20
    historical
18. 2026-04-03
    listed $395,999 Active
19. 2026-04-01
    historical
20. 2026-03-23
    price $390,999
21. 2026-03-20
    price $395,999
22. 2026-02-15
    price $399,999
23. 2026-02-12
    price $409,999
24. 2026-02-09
    price $419,999
25. 2026-02-06
    price $429,999
26. 2026-02-01
    listed $439,999 Active
27. 2026-01-31
    historical
28. 2026-01-29
    price $449,999
29. 2026-01-24
    price $454,999
30. 2026-01-17
    price $459,999
31. 2026-01-02
    price $465,000
32. 2025-12-13
    listed $475,000 Active
33. 2023-03-13
    soldstatus $315,000
34. 2023-03-10
    soldstatus $330,000 Closed
35. 2023-02-04
    historical Pending - Continue to Show - Financing
36. 2023-02-01
    listed $295,000 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: $866 · $72/mo
• Projected year-2 tax: $2,592 · $216/mo
• Expected delta: +$1,726/yr (+$144/mo · 199.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $34,524
• − Mortgage interest: −$20,446
• − Property taxes: −$866
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$10,618
• Taxable loss: −$4,755
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $2,755/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: 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 — Lenoir City

• Score: 62/100
• State rank: #221
• US rank: #16577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Loudon County · 54,472 people
• City population: 32,688
• Metro: Knoxville, TN
• Population (ZIP): 14,646
• Household income: $100,711
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 80.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 7% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -54.56%
• Current HPI: 358.83
• Rent YoY: —
• Metro: Knoxville, TN
• 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

+23.7% since first listed

27 events — show timeline

• 2026-06-11 Listed $365,000 Knoxville MLS
• 2026-06-08 Listing Removed — Knoxville MLS
• 2026-05-27 Listed $375,000 Knoxville MLS
• 2026-05-26 Listing Removed — Knoxville MLS
• 2026-05-05 Listed $379,000 Knoxville MLS
• 2026-05-04 Listing Removed — Knoxville MLS
• 2026-04-21 Listed $389,999 Knoxville MLS
• 2026-04-20 Listing Removed — Knoxville MLS
• 2026-04-03 Listed $395,999 Knoxville MLS
• 2026-04-01 Listing Removed — Knoxville MLS
• 2026-03-23 Price Changed $390,999 Knoxville MLS
• 2026-03-20 Price Changed $395,999 Knoxville MLS
• 2026-02-15 Price Changed $399,999 Knoxville MLS
• 2026-02-12 Price Changed $409,999 Knoxville MLS
• 2026-02-09 Price Changed $419,999 Knoxville MLS
• 2026-02-06 Price Changed $429,999 Knoxville MLS
• 2026-02-01 Listed $439,999 Knoxville MLS
• 2026-01-31 Listing Removed — Knoxville MLS
• 2026-01-29 Price Changed $449,999 Knoxville MLS
• 2026-01-24 Price Changed $454,999 Knoxville MLS
• 2026-01-17 Price Changed $459,999 Knoxville MLS
• 2026-01-02 Price Changed $465,000 Knoxville MLS
• 2025-12-13 Listed $475,000 Knoxville MLS
• 2023-03-13 Sold (Public Records) $315,000 Public Records
• 2023-03-10 Sold (MLS) $330,000 Knoxville MLS
• 2023-02-04 Contingent — Knoxville MLS
• 2023-02-01 Listed $295,000 Knoxville MLS

Property tax history

+4.4%/yr

Latest (2025): $866 · +0.0% YoY. Source: county tax records.