Altamont Townhome Plan · Sevierville, TN 37876

$286,990

3 bd · 2.5 ba · 1,381 sqft · Townhouse · 51 Days on market

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.4/30.0
• Livability +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

The Altamont is a 1,381-square-foot townhome offers modern design and everyday convenience, featuring 3 bedrooms and 2.5 bathrooms in a low-maintenance layout that's both functional and inviting. Step inside through the foyer, where you'll pass a powder room leading into a spacious kitchen with stainless-steel appliances that provide a polished, modern finish. The kitchen opens to the dining and living areas, perfect for gatherings or relaxing evenings at home. Upstairs, the primary suite includes a private bath and a walk-in closet for easy daily living. Two additional bedrooms share a full bathroom, and a centrally located laundry room adds extra practicality. With thoughtful design and a

Key facts

• Modern design
• Private bath
• Spacious kitchen

Tags

• MODERN DESIGN
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH
• WALK IN CLOSET
• CENTRALLY LOCATED LAUNDRY ROOM

Property features AI

Finance

• Financial info: List price $286,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Townhome, Altamont Townhome plan; Active new-construction plan listing
• Exterior features: Living area 1,381 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan listing (Altamont Townhome)

🏗️ New construction. The $286,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $367,312.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $287k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (37.8% below list).
• Recommended offer: $178k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 1.6% in Sevierville — 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 57/100 on livability (#323 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Sevier County (rural): math 31% / reading 28% proficiency, ranked #62 of 139 in TN (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Center Elementary (math 32% / reading 28%, grade F, #415 of 952 statewide, top 44%, 855 students, 0% FRL); Seymour Junior High (math 40% / reading 30%, grade F, #65 of 333 statewide, top 20%, 766 students, 0% FRL); Sevier County High School (math 20% / reading 38%, grade F, #92 of 332 statewide, top 28%, 1,248 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.6%/yr); 1142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,594 units permitted in Sevier County in 2024 (456 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Sevier County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $178,477 (37.8% 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 51 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.49% ✗
• Cap rate: 2.61%
• Cash-on-cash: -13.17%
• DSCR: 0.41
• GRM: 17.2

CMA / ARV

• ARV (median comp): $367,312
• List price: $286,990
• Delta: -21.87%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 2.20×
• Total profit: $122,973
• Equity at exit: $330,903

10-year hold

• IRR: 14.0%
• Equity multiple: 4.98×
• Total profit: $409,343
• Equity at exit: $713,605

Cash invested: $102,847 (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 37876

• Home prices YoY: 2.4%
• Rents YoY: -2.6%
• Active inventory: 1142
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,926
• Tax est. 1.5%: −$459 /mo · $5,510/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-1,128

Break-even live

Break-even rent $3,213

Max offer price $204,025

Occupancy floor —

Sensitivity live

Price	-10% $-875	-5% $-1,002	+0% $-1,128	+5% $-1,255	+10% $-1,382
Rent	-10% $-1,269	-5% $-1,199	+0% $-1,128	+5% $-1,058	+10% $-987
Rate	-1.0pp $-943	-0.5pp $-1,035	base $-1,128	+0.5pp $-1,224	+1.0pp $-1,320

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: $91,828
• Closing costs: $11,019
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Jersey Dr Unit 10 Sevierville, TN	2.0	1.5	1000	$1,400	$1.40	45d	1	1.11mi

Listing history 17 events

1. 2026-06-22
   days on market $286,990 Active 51 DOM
2. 2026-06-19
   days on market $286,990 Active 49 DOM
3. 2026-06-18
   days on market $286,990 Active 48 DOM
4. 2026-06-17
   days on market $286,990 Active 47 DOM
5. 2026-06-16
   days on market $286,990 Active 46 DOM
6. 2026-06-15
   days on market $286,990 Active 45 DOM
7. 2026-06-14
   days on market $286,990 Active 43 DOM
8. 2026-06-13
   days on market $286,990 Active 42 DOM
9. 2026-06-10
   days on market $286,990 Active 40 DOM
10. 2026-06-09
    days on market $286,990 Active 39 DOM
11. 2026-06-08
    days on market $286,990 Active 38 DOM
12. 2026-06-07
    days on market $286,990 Active 37 DOM
13. 2026-06-02
    days on market $286,990 Active 32 DOM
14. 2026-06-01
    days on market $286,990 Active 31 DOM
15. 2026-05-31
    days on market $286,990 Active 30 DOM
16. 2026-05-30
    days on market $286,990 Active 29 DOM
17. 2026-05-01
    listed $286,990 Active 1255-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,417
• − Mortgage interest: −$20,575
• − Property taxes: −$5,510
• − Insurance: −$1,837
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$10,685
• Taxable loss: −$20,616
• Est. tax savings @ 24.0%: +$4,948
• After-tax cash flow: $-8,593/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: Sevier County
• NCES district ID: 4703780
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $42,730
• Composite: 25.12/100
• National rank: #7527
• State rank: #62 of 139 in TN

Livability — Sevierville

• Score: 57/100
• State rank: #323
• US rank: #21663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sevierville, TN
• County: Sevier County · 80,402 people
• Metro: Sevierville, TN
• Population (ZIP): 33,561
• Household income: $58,277
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 611.0

Population outlook (Sevier County) Hauer SSP2

• Today (2025): 107,903 people
• By 2030: 113,633 · +5.3%
• By 2040: 123,969 · +14.9%
• By 2050: 132,123 · +22.4%
• By 2075: 148,524 · +37.6%
• By 2100: 153,436 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 1%
• Common ancestry: Slovak 5% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Sevier

• 2024 margin: Solid R (+61.1) · D 18.9% · R 80.1% · Other 1.0%
• 2008→2024 swing: -13.1pp toward R · 2008: -48.1pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.6 2016: R+61.7 2012: R+54.8 2008: R+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 477.19
• Rent YoY: ▼ -2.57%
• Metro: Sevierville, 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