1118 Indian Shadows Dr · Rockwood, TN 37880

$455,000

3 bd · 3.0 ba · 1,620 sqft · SingleFamily public records · 127 Days on market

Built 2015 3.21 ac lot $281/sqft · 18% below area $10/mo HOA ↓ 4% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Peaceful Living with Lake Access on 3.21 Acres Welcome to this beautiful 3 bedroom, 3.5 bath home nestled on 3.21 peaceful acres, offering the perfect blend of privacy, space, and lake lifestyle. Step inside to discover new flooring and a functional layout featuring a spacious primary suite conveniently located on the main level. The home offers generous living areas with plenty of natural light and room to gather. The fully finished basement is an entertainer's dream, complete with a custom bar area ideal for hosting game nights, holidays, or relaxing evenings at home. With a full bath downstairs, it also provides excellent space for guests, a recreation room, or a secondary living area. Enjoy the outdoors with plenty of room to roam, all while having access to the lake and boat ramp making it easy to spend your days on the water and your evenings in total privacy. If you've been searching for acreage, lake access, and space to entertain, this one checks every box.

Key facts

• Custom bar area
• Finished basement
• Lake access

Tags

• LAKE ACCESS
• FINISHED BASEMENT
• CUSTOM BAR AREA
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (45.1% below list).
• Recommended offer: $250k (45.1% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.1% in Rockwood — 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 55/100 on livability (#356 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Roane County (town): math 30% / reading 29% proficiency, ranked #64 of 139 in TN (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kingston Elementary (math 36% / reading 36%, grade F, #305 of 952 statewide, top 32%, 808 students, 0% FRL); Cherokee Middle School (math 43% / reading 34%, grade F, #49 of 333 statewide, top 15%, 470 students, 0% FRL); Roane County High School (math 2% / reading 42%, grade F, #156 of 332 statewide, top 49%, 652 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 229 units permitted in Roane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• Roane County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 3 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: moderate 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 $250,000 (45.1% 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 127 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.55% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 15.2

CMA / ARV

• ARV (median comp): $954,239
• List price: $455,000
• Delta: -52.32%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Nodding Pines Way	0.21mi	2/2.0 (-1)	1,450 (-10%)	3mo	$626,000	$432	61
133 Bending Bow Dr	0.60mi	3/2.0	1,743 (+8%)	22mo	$470,000	$270	37
133 Bending Bow Dr	0.60mi	3/2.0	1,743 (+8%)	22mo	$470,000	$270	37

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: 19.5%
• Equity multiple: 2.59×
• Total profit: $202,352
• Equity at exit: $409,900

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $630,957
• Equity at exit: $883,965

Cash invested: $127,400 (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 37880

• Home prices YoY: 14.8%
• Active inventory: 105
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$190
• HOA: −$10
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-710

Break-even live

Break-even rent $3,399

Max offer price $329,607

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-581	+0% $-710	+5% $-839	+10% $-967
Rent	-10% $-907	-5% $-809	+0% $-710	+5% $-611	+10% $-512
Rate	-1.0pp $-481	-0.5pp $-594	base $-710	+0.5pp $-828	+1.0pp $-948

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Bayside Dr Ten Mile, TN	3.0	2.0	1685	$2,500	$1.48	45d	1	1.30mi
162 Bayside Dr Ten Mile, TN	3.0	2.0	1685	$2,500	$1.48	23d	1	1.30mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-21
   days on market $455,000 Active 127 DOM
2. 2026-06-18
   days on market $455,000 Active 124 DOM
3. 2026-06-17
   days on market $455,000 Active 123 DOM
4. 2026-06-16
   days on market $455,000 Active 122 DOM
5. 2026-06-15
   days on market $455,000 Active 121 DOM
6. 2026-06-14
   days on market $455,000 Active 119 DOM
7. 2026-06-13
   days on market $455,000 Active 118 DOM
8. 2026-06-10
   days on market $455,000 Active 116 DOM
9. 2026-06-09
   days on market $455,000 Active 115 DOM
10. 2026-06-08
    days on market $455,000 Active 114 DOM
11. 2026-06-07
    days on market $455,000 Active 113 DOM
12. 2026-06-03
    days on market $455,000 Active 109 DOM
13. 2026-06-02
    days on market $455,000 Active 108 DOM
14. 2026-06-01
    days on market $455,000 Active 107 DOM
15. 2026-05-31
    days on market $455,000 Active 106 DOM
16. 2026-05-31
    days on market $455,000 Active 105 DOM
17. 2026-03-11
    listed $455,000 Active 980-char remark

    Show marketing remark (980 chars)

    Peaceful Living with Lake Access on 3.21 Acres Welcome to this beautiful 3 bedroom, 3.5 bath home nestled on 3.21 peaceful acres, offering the perfect blend of privacy, space, and lake lifestyle. Step inside to discover new flooring and a functional layout featuring a spacious primary suite conveniently located on the main level. The home offers generous living areas with plenty of natural light and room to gather. The fully finished basement is an entertainer's dream, complete with a custom bar area ideal for hosting game nights, holidays, or relaxing evenings at home. With a full bath downstairs, it also provides excellent space for guests, a recreation room, or a secondary living area. Enjoy the outdoors with plenty of room to roam, all while having access to the lake and boat ramp making it easy to spend your days on the water and your evenings in total privacy. If you've been searching for acreage, lake access, and space to entertain, this one checks every box.

18. 2026-03-11
    listed $455,000 Active 980-char remark

    Show marketing remark (980 chars)

    Peaceful Living with Lake Access on 3.21 Acres Welcome to this beautiful 3 bedroom, 3.5 bath home nestled on 3.21 peaceful acres, offering the perfect blend of privacy, space, and lake lifestyle. Step inside to discover new flooring and a functional layout featuring a spacious primary suite conveniently located on the main level. The home offers generous living areas with plenty of natural light and room to gather. The fully finished basement is an entertainer's dream, complete with a custom bar area ideal for hosting game nights, holidays, or relaxing evenings at home. With a full bath downstairs, it also provides excellent space for guests, a recreation room, or a secondary living area. Enjoy the outdoors with plenty of room to roam, all while having access to the lake and boat ramp making it easy to spend your days on the water and your evenings in total privacy. If you've been searching for acreage, lake access, and space to entertain, this one checks every box.

19. 2026-03-09
    price $455,000
20. 2026-02-13
    listed $475,000 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: $1,190 · $99/mo
• Projected year-2 tax: $3,230 · $269/mo
• Expected delta: +$2,040/yr (+$170/mo · 171.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $30,000
• − Mortgage interest: −$25,487
• − Property taxes: −$1,190
• − Insurance: −$2,275
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$120
• − Depreciation: −$13,236
• Taxable loss: −$17,108
• Est. tax savings @ 24.0%: +$4,106
• After-tax cash flow: $-4,412/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: Roane County
• NCES district ID: 4703590
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,611
• Composite: 25.0/100
• National rank: #7557
• State rank: #64 of 139 in TN

Livability — Rockwood

• Score: 55/100
• State rank: #356
• US rank: #23284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,934

Population outlook (Roane County) Hauer SSP2

• Today (2025): 49,652 people
• By 2030: 47,648 · -4.0%
• By 2040: 43,306 · -12.8%
• By 2050: 39,294 · -20.9%
• By 2075: 32,318 · -34.9%
• By 2100: 27,137 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 6% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Roane

• 2024 margin: Solid R (+54.5) · D 22.1% · R 76.7% · Other 1.2%
• 2008→2024 swing: -18.3pp toward R · 2008: -36.2pp · 2024: -54.5pp
• All cycles: 2024: R+54.5 2020: R+50.9 2016: R+51.1 2012: R+41.3 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 43.20%
• Current HPI: 335.0341
• 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

-4.2% since first listed

4 events — show timeline

• 2026-03-11 Listed $455,000 GCAR
• 2026-03-11 Listed $455,000 RCAOR
• 2026-03-09 Price Changed $455,000 Knoxville MLS
• 2026-02-13 Listed $475,000 Knoxville MLS

Property tax history

+21.8%/yr

Latest (2025): $1,190 · +10.5% YoY. Source: county tax records.