2150 Pinecrest Cir · Farragut, TN 37772

$209,500

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 8 Days on market

Built 1954 0.30 ac lot Est $368k · 43% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a gorgeous move in ready, three-bedroom two-bathroom rancher with a basement! The location is fantastic with it being in Lenoir city and also being extremely close to Farragut and West Knoxville. The home sits on a fantastic third acre lot with gorgeous views, which you can enjoy from the deck on the side of the home. The Kitchen is cozy, the main living area features hardwood floors and is rather spacious. The primary bedroom is large with plenty of closet space. The unfinished basement features huge square footage for storage. The driveway is long and features two carports. Don't miss this rare find!

Key facts

• Hardwood flooring
• Main level
• Carport

Tags

• MAIN LEVEL
• CARPORT
• SIDE DECK
• BRICK AND VINYL EXTERIOR
• HARDWOOD FLOORING
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Attached carport (2 spaces) on main level
• Utilities: Septic tank
• Home design: Detached property; 1,496 building area (per tax records)
• Construction: Vinyl siding, brick, block, and frame construction
• Exterior features: Irregular, level lot; Wooded and other views

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Laminate flooring; Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: 7 total rooms; Brick fireplace
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/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 $208k (0.9% below list).
• Recommended offer: $208k (0.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#12 in TN, #3,985 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: cost of living D+, amenities F, commute 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 608 units permitted in Loudon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,646 (0.9% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $368,016
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2475 Pinecrest Cir	0.10mi	3/2.0	1,512 (+1%)	22mo	$275,000	$182	75
290 Garnet Hill Dr	0.46mi	3/2.0	1,524 (+2%)	8mo	$412,000	$270	69
16404 Highway 11	0.60mi	3/1.0	1,424 (-5%)	8mo	$335,000	$235	53
1311 Strange Rd	0.48mi	3/2.0	1,400 (-6%)	19mo	$345,000	$246	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,149
• Equity at exit: $31,237

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $25,846
• Equity at exit: $18,114

Cash invested: $58,660 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,099
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $407

Break-even live

Break-even rent $1,562

Max offer price $209,500

Occupancy floor 75%

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Eleven Estates Dr Lenoir City, TN	2.0	2.0	1008	$1,500	$1.49	43d	1	0.44mi
13120 Royal Palm Way Farragut, TN	1.0–3.0	1.0–2.0	1110	$2,238	$2.02	11d	22	0.57mi

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $209,500 Active
3. 2023-01-20
   soldstatus $242,300 Closed 617-char remark

   Show marketing remark (617 chars)

   This is a gorgeous move in ready, three-bedroom two-bathroom rancher with a basement! The location is fantastic with it being in Lenoir city and also being extremely close to Farragut and West Knoxville. The home sits on a fantastic third acre lot with gorgeous views, which you can enjoy from the deck on the side of the home. The Kitchen is cozy, the main living area features hardwood floors and is rather spacious. The primary bedroom is large with plenty of closet space. The unfinished basement features huge square footage for storage. The driveway is long and features two carports. Don't miss this rare find!

4. 2022-12-14
   historical Pending - Continue to Show - Inspection 617-char remark

   Show marketing remark (617 chars)

   This is a gorgeous move in ready, three-bedroom two-bathroom rancher with a basement! The location is fantastic with it being in Lenoir city and also being extremely close to Farragut and West Knoxville. The home sits on a fantastic third acre lot with gorgeous views, which you can enjoy from the deck on the side of the home. The Kitchen is cozy, the main living area features hardwood floors and is rather spacious. The primary bedroom is large with plenty of closet space. The unfinished basement features huge square footage for storage. The driveway is long and features two carports. Don't miss this rare find!

5. 2022-10-28
   listed $229,900 Active 617-char remark

   Show marketing remark (617 chars)

   This is a gorgeous move in ready, three-bedroom two-bathroom rancher with a basement! The location is fantastic with it being in Lenoir city and also being extremely close to Farragut and West Knoxville. The home sits on a fantastic third acre lot with gorgeous views, which you can enjoy from the deck on the side of the home. The Kitchen is cozy, the main living area features hardwood floors and is rather spacious. The primary bedroom is large with plenty of closet space. The unfinished basement features huge square footage for storage. The driveway is long and features two carports. Don't miss this rare find!

6. 2022-10-27
   historical $229,900 617-char remark

   Show marketing remark (617 chars)

   This is a gorgeous move in ready, three-bedroom two-bathroom rancher with a basement! The location is fantastic with it being in Lenoir city and also being extremely close to Farragut and West Knoxville. The home sits on a fantastic third acre lot with gorgeous views, which you can enjoy from the deck on the side of the home. The Kitchen is cozy, the main living area features hardwood floors and is rather spacious. The primary bedroom is large with plenty of closet space. The unfinished basement features huge square footage for storage. The driveway is long and features two carports. Don't miss this rare find!

7. 1999-11-23
   soldstatus $42,000

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: +$913/yr (+$76/mo · 159.1%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,918
• − Mortgage interest: −$11,735
• − Property taxes: −$574
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$6,095
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $4,525/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 — Farragut

• Score: 75/100
• State rank: #12
• US rank: #3985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Loudon County · 54,472 people
• City population: 28,272
• 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

+398.8% since first listed

7 events — show timeline

• 2026-04-29 Pending — Knoxville MLS
• 2026-04-21 Listed $209,500 Knoxville MLS
• 2023-01-20 Sold (MLS) $242,300 Knoxville MLS
• 2022-12-14 Contingent — Knoxville MLS
• 2022-10-28 Listed $229,900 Knoxville MLS
• 2022-10-27 Coming Soon $229,900 Knoxville MLS
• 1999-11-23 Sold (Public Records) $42,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $574 · +0.0% YoY. Source: county tax records.