1825 Old Asheville Hwy · Greeneville, TN 37743

$105,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 39 Days on market

Built 1938 0.60 ac lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER!!!! Investor opportunity just outside the city limits with no city taxes! Conveniently located in southern Greene County, this approximately 0.6 ± acre property offers beautiful country scenery and approximately 100 feet of road frontage along Old Asheville Highway. The home features 2 bedrooms with potential for a 3rd bedroom and 1 bathroom. Ideal opportunity for investors, renovators, or buyers looking for a fixer-upper with plenty of potential. County taxes are currently under $400 annually. Convenient location with easy access to Greeneville while still enjoying a peaceful country setting. Buyer and buyer's agent to verify all information. Property is being sold

Key facts

• Road frontage
• Convenient location
• 0.6 acre lot

Tags

• ROAD FRONTAGE
• CONVENIENT LOCATION
• PEACEFUL COUNTRY SETTING

Property features AI

Finance

• Other: Zoning: A-1

Exterior

• Utilities: Electricity connected; Water connected; Septic tank
• Home design: Single-family house; One story; Fixer condition; Rolling slope lot
• Construction: Vinyl siding; Block foundation; Metal roof; Built as a house (single family residence)
• Exterior features: Front porch; Back yard fencing; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning unit(s)
• Interior features: Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.7% in Greeneville — 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 66/100 on livability (#125 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Greene County (rural): math 27% / reading 24% proficiency, ranked #83 of 139 in TN (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Camp Creek Elementary (math 27% / reading 22%, grade F, #546 of 952 statewide, top 61%, 318 students, 0% FRL); South Greene High School (math 27% / reading 37%, grade F, #56 of 332 statewide, top 20%, 523 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 252 active listings in the ZIP; 333 units permitted in Greene County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.4

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,717
• Equity at exit: $15,656

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $27,653
• Equity at exit: $9,078

Cash invested: $29,400 (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 37743

• Home prices YoY: -8.5%
• Active inventory: 252
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $310

Break-even live

Break-even rent $792

Max offer price $105,000

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $105,000 Active 39 DOM
2. 2026-06-18
   days on market $105,000 Active 38 DOM
3. 2026-06-17
   days on market $105,000 Active 37 DOM
4. 2026-06-16
   days on market $105,000 Active 36 DOM
5. 2026-06-15
   days on market $105,000 Active 35 DOM
6. 2026-06-14
   days on market $105,000 Active 33 DOM
7. 2026-06-12
   days on market $105,000 Active 32 DOM
8. 2026-06-09
   days on market $105,000 Active 29 DOM
9. 2026-06-08
   remarks 692-char remark
10. 2026-06-08
    days on market $105,000 Active 28 DOM
11. 2026-06-07
    days on market $105,000 Active 27 DOM
12. 2026-06-05
    days on market $105,000 Active 24 DOM
13. 2026-06-02
    pricedays on market $105,000 Active 22 DOM
14. 2026-06-01
    days on market $115,000 Active 21 DOM
15. 2026-05-31
    days on market $115,000 Active 20 DOM
16. 2026-05-30
    days on market $115,000 Active 19 DOM
17. 2026-05-11
    listed $115,000 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: $379 · $32/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$366/yr (+$31/mo · 96.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,225
• − Mortgage interest: −$5,882
• − Property taxes: −$379
• − Insurance: −$525
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,055
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,220/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: Greene County
• NCES district ID: 4701470
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $37,517
• Composite: 21.3/100
• National rank: #8388
• State rank: #83 of 139 in TN

Livability — Greeneville

• Score: 66/100
• State rank: #125
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 45,638 people
• City population: 45,638
• Metro: Greeneville, TN
• Population (ZIP): 24,548
• Household income: $54,566
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 390.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 68,624 people
• By 2030: 68,114 · -0.7%
• By 2040: 66,167 · -3.6%
• By 2050: 63,038 · -8.1%
• By 2075: 55,274 · -19.5%
• By 2100: 45,527 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 3% Italian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -40.7pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+60.7 2016: R+61.0 2012: R+46.0 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.08%
• Current HPI: 303.4589
• Rent YoY: —
• Metro: Greeneville, 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

1 event — show timeline

• 2026-05-11 Listed $115,000 TVRMLS

Property tax history

+3.6%/yr

Latest (2025): $379 · +0.0% YoY. Source: county tax records.