100 Church St · Loudon, TN 37774

$205,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 152 Days on market

Built 1940 6,534 sqft lot $186/sqft · at area comps Est $208k · at est. ↓ 7% 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).

• Cash flow +16.9/30.0
• ARV discount +8.2/15.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this solid brick 2-bedroom, 1.5-bath home conveniently located in the heart of Loudon, just minutes from local shopping, dining, and everyday conveniences. This home offers a functional layout plus an additional flex room that can easily serve as a home office, hobby space, guest area, or bonus room—bringing extra versatility to the floor plan. A handicap-accessible front porch and accessible main bathroom provide added comfort and ease of entry. Enjoy relaxing on the large porch, complete with a fenced-in area, perfect for pets or added privacy. Additional storage is available with a 10x16 storage shed. Recent updates include a roof approximately 5 years old, HVAC system just 2 years old, new flooring in the living room, and windows replaced around 10 years ago, offering peace of mind for years to come. The washer, dryer, and stand-up freezer will convey with the property. This home is full of potential and ready for its next owner to bring their creativity and imagination to make it truly their own. Whether you're a first-time buyer, downsizing, or looking for a home with flexibility, this property is a great opportunity in a desirable Loudon location. Give me a call today to schedule a tour.

Key facts

• Fenced in area
• Large porch
• 10x16 storage shed

Tags

• ACCESSIBLE MAIN BATHROOM
• LARGE PORCH
• FENCED IN AREA
• 10X16 STORAGE SHED
• ROOF APPROXIMATELY 5 YEARS OLD
• HVAC SYSTEM JUST 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $171k (16.4% below list).
• Recommended offer: $171k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Loudon — 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 63/100 on livability (#190 in TN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, 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: 436 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 152 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,324 (16.4% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $208,243
• List price: $205,000
• Delta: -1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Collins St	0.32mi	2/1.0	1,080 (-2%)	2mo	$200,000	$185	80
1106 Freedman St	0.26mi	2/1.0	1,076 (-2%)	8mo	$55,000	$51	77
607 Church St	0.34mi	3/2.0 (+1)	1,118 (+1%)	10mo	$232,500	$208	65
715 Ferry St	0.56mi	3/1.0 (+1)	1,126 (+2%)	1mo	$235,000	$209	65
201 Cedar St	0.07mi	3/2.0 (+1)	1,250 (+13%)	2mo	$299,000	$239	64
103 Cedar St	0.03mi	2/2.0	1,200 (+9%)	20mo	$220,000	$183	64
504 Wharf St	0.32mi	2/1.5	1,242 (+12%)	1mo	$225,000	$181	61
207 Cedar St	0.08mi	3/2.0 (+1)	1,230 (+11%)	12mo	$260,000	$211	58
806 Commerce St	0.71mi	2/2.0	1,085 (-2%)	8mo	$179,000	$165	54
421 River Bend Dr	0.62mi	3/1.0 (+1)	1,152 (+4%)	7mo	$130,000	$113	53
602 Church St	0.33mi	3/1.0 (+1)	1,240 (+12%)	15mo	$290,000	$234	47
408 Blair St	0.61mi	2/1.0	952 (-14%)	12mo	$237,500	$249	39

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-28,793
• Equity at exit: $30,566

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-19,529
• Equity at exit: $17,725

Cash invested: $57,400 (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 37774

• Home prices YoY: -12.8%
• Active inventory: 436
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $70

Break-even live

Break-even rent $1,624

Max offer price $205,000

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $128	+0% $70	+5% $12	+10% $-46
Rent	-10% $-65	-5% $3	+0% $70	+5% $138	+10% $206
Rate	-1.0pp $174	-0.5pp $123	base $70	+0.5pp $17	+1.0pp $-37

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Carding Machine Rd Unit A2 Loudon, TN	2.0	1.0	940	$975	$1.04	45d	1	1.37mi
934 Carding Machine Rd Unit B4 Loudon, TN	2.0	1.0	940	$1,100	$1.17	11d	1	1.37mi
120 Stone Gate Cir Loudon, TN	2.0	2.5	1200	$1,750	$1.46	11d	6	1.39mi

Listing history 4 events

1. 2026-05-14
   status Pending 1242-char remark

   Show marketing remark (1242 chars)

   Welcome to this solid brick 2-bedroom, 1.5-bath home conveniently located in the heart of Loudon, just minutes from local shopping, dining, and everyday conveniences. This home offers a functional layout plus an additional flex room that can easily serve as a home office, hobby space, guest area, or bonus room—bringing extra versatility to the floor plan. A handicap-accessible front porch and accessible main bathroom provide added comfort and ease of entry. Enjoy relaxing on the large porch, complete with a fenced-in area, perfect for pets or added privacy. Additional storage is available with a 10x16 storage shed. Recent updates include a roof approximately 5 years old, HVAC system just 2 years old, new flooring in the living room, and windows replaced around 10 years ago, offering peace of mind for years to come. The washer, dryer, and stand-up freezer will convey with the property. This home is full of potential and ready for its next owner to bring their creativity and imagination to make it truly their own. Whether you're a first-time buyer, downsizing, or looking for a home with flexibility, this property is a great opportunity in a desirable Loudon location. Give me a call today to schedule a tour.

2. 2026-05-02
   price $205,000 1242-char remark

   Show marketing remark (1242 chars)

   Welcome to this solid brick 2-bedroom, 1.5-bath home conveniently located in the heart of Loudon, just minutes from local shopping, dining, and everyday conveniences. This home offers a functional layout plus an additional flex room that can easily serve as a home office, hobby space, guest area, or bonus room—bringing extra versatility to the floor plan. A handicap-accessible front porch and accessible main bathroom provide added comfort and ease of entry. Enjoy relaxing on the large porch, complete with a fenced-in area, perfect for pets or added privacy. Additional storage is available with a 10x16 storage shed. Recent updates include a roof approximately 5 years old, HVAC system just 2 years old, new flooring in the living room, and windows replaced around 10 years ago, offering peace of mind for years to come. The washer, dryer, and stand-up freezer will convey with the property. This home is full of potential and ready for its next owner to bring their creativity and imagination to make it truly their own. Whether you're a first-time buyer, downsizing, or looking for a home with flexibility, this property is a great opportunity in a desirable Loudon location. Give me a call today to schedule a tour.

3. 2026-04-01
   price $214,900 1242-char remark

   Show marketing remark (1242 chars)

   Welcome to this solid brick 2-bedroom, 1.5-bath home conveniently located in the heart of Loudon, just minutes from local shopping, dining, and everyday conveniences. This home offers a functional layout plus an additional flex room that can easily serve as a home office, hobby space, guest area, or bonus room—bringing extra versatility to the floor plan. A handicap-accessible front porch and accessible main bathroom provide added comfort and ease of entry. Enjoy relaxing on the large porch, complete with a fenced-in area, perfect for pets or added privacy. Additional storage is available with a 10x16 storage shed. Recent updates include a roof approximately 5 years old, HVAC system just 2 years old, new flooring in the living room, and windows replaced around 10 years ago, offering peace of mind for years to come. The washer, dryer, and stand-up freezer will convey with the property. This home is full of potential and ready for its next owner to bring their creativity and imagination to make it truly their own. Whether you're a first-time buyer, downsizing, or looking for a home with flexibility, this property is a great opportunity in a desirable Loudon location. Give me a call today to schedule a tour.

4. 2025-12-13
   listed $219,900 Active 1242-char remark

   Show marketing remark (1242 chars)

   Welcome to this solid brick 2-bedroom, 1.5-bath home conveniently located in the heart of Loudon, just minutes from local shopping, dining, and everyday conveniences. This home offers a functional layout plus an additional flex room that can easily serve as a home office, hobby space, guest area, or bonus room—bringing extra versatility to the floor plan. A handicap-accessible front porch and accessible main bathroom provide added comfort and ease of entry. Enjoy relaxing on the large porch, complete with a fenced-in area, perfect for pets or added privacy. Additional storage is available with a 10x16 storage shed. Recent updates include a roof approximately 5 years old, HVAC system just 2 years old, new flooring in the living room, and windows replaced around 10 years ago, offering peace of mind for years to come. The washer, dryer, and stand-up freezer will convey with the property. This home is full of potential and ready for its next owner to bring their creativity and imagination to make it truly their own. Whether you're a first-time buyer, downsizing, or looking for a home with flexibility, this property is a great opportunity in a desirable Loudon location. Give me a call today to schedule a tour.

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: +$781/yr (+$65/mo · 115.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,559
• − Mortgage interest: −$11,483
• − Property taxes: −$674
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,964
• Taxable loss: −$2,674
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $1,486/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 — Loudon

• Score: 63/100
• State rank: #190
• US rank: #15214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loudon, TN
• County: Loudon County · 54,472 people
• City population: 21,784
• Metro: Knoxville, TN
• Population (ZIP): 21,784
• Household income: $87,718
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 200.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Romanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -47.04%
• Current HPI: 320.0874
• 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

-6.8% since first listed

4 events — show timeline

• 2026-05-14 Pending — Knoxville MLS
• 2026-05-02 Price Changed $205,000 Knoxville MLS
• 2026-04-01 Price Changed $214,900 Knoxville MLS
• 2025-12-13 Listed $219,900 Knoxville MLS

Property tax history

+2.7%/yr

Latest (2025): $674 · +0.0% YoY. Source: county tax records.