220 Amet Way · Cosby, TN 37722

$925,000

5 bd · 3.0 ba · 3,780 sqft · SingleFamily public records · 135 Days on market

Built 2008 0.74 ac lot $245/sqft · 26% above area Est $817k · 13% over

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

An exceptional investment opportunity in the Smoky Mountains—Splish Splash Lodge has consistently generated over $100,000 in annual rental income, making it one of the most profitable cabins in the Cosby area. Perfectly located just 20 minutes from Gatlinburg and away from heavy traffic, this property combines seclusion, accessibility, and strong income performance, making it a standout choice for investors looking to close before the end of the year and start earning immediately. This 5-bedroom, 4.5-bath luxury cabin spans over 4,000 sq. ft. and is thoughtfully designed to accommodate up to 30 guests, making it ideal for large families, reunions, or group retreats. The home showcases a beautiful balance of rustic mountain character and modern luxury, featuring massive living areas, soaring ceilings, and an open-concept design perfect for entertaining. The showpiece of this property is the heated indoor pool, surrounded by floor-to-ceiling windows that fill the space with natural light and offer scenic mountain views year-round. Built for both performance and enjoyment, this property combines high occupancy rates & premium amenities—a true gem for savvy investors expanding their STR portfolio. With its proven revenue track record and incredible guest appeal, Splish Splash Lodge offers immediate cash flow with room to grow.

Key facts

• Immediate cash flow
• Annual rental income
• Premium amenities

Tags

• ANNUAL RENTAL INCOME
• HEATED INDOOR POOL
• NATURAL LIGHT
• SCENIC MOUNTAIN VIEWS
• PREMIUM AMENITIES
• IMMEDIATE CASH FLOW

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $22k ($269k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $925k).
• Recommended offer: $814k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.4% vs local median 2.3% in Cosby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cocke County (rural): math 21% / reading 21% proficiency, ranked #112 of 139 in TN (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Cocke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $99k of equity ($6k loan paydown + $92k appreciation (10.0% local appreciation)).
• Cocke County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $259k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$159k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 17y 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.
• Current owner paid $676k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $814,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.82% ✓
• Cap rate: 35.41%
• Cash-on-cash: 103.98%
• DSCR: 5.63
• GRM: 2.2

CMA / ARV

• ARV (median comp): $816,663
• List price: $925,000
• Delta: 13.27%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.46×
• Total profit: $1,933,107
• Equity at exit: $833,313

10-year hold

• IRR: —
• Equity multiple: 18.64×
• Total profit: $4,568,549
• Equity at exit: $1,797,072

Cash invested: $259,000 (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 37722

• Home prices YoY: 27.9%
• Active inventory: 168
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $35,314 medium
• Mortgage (P&I): −$4,851
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,416
• Net cashflow: $22,442

Break-even live

Break-even rent $6,906

Max offer price $925,000

Occupancy floor 31%

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Sonshine Ridge Rd Unit 1051674P Cosby, TN	5.0	3.5	3293	$35,314	$10.72	43d	1	0.75mi

Listing history 37 events

1. 2026-06-19
   days on market $925,000 Active 135 DOM
2. 2026-06-18
   days on market $925,000 Active 134 DOM
3. 2026-06-17
   days on market $925,000 Active 133 DOM
4. 2026-06-16
   days on market $925,000 Active 132 DOM
5. 2026-06-15
   days on market $925,000 Active 131 DOM
6. 2026-06-14
   days on market $925,000 Active 129 DOM
7. 2026-06-13
   days on market $925,000 Active 128 DOM
8. 2026-06-10
   days on market $925,000 Active 126 DOM
9. 2026-06-09
   days on market $925,000 Active 125 DOM
10. 2026-06-08
    days on market $925,000 Active 124 DOM
11. 2026-06-07
    days on market $925,000 Active 123 DOM
12. 2026-06-05
    days on market $925,000 Active 120 DOM
13. 2026-06-02
    days on market $925,000 Active 118 DOM
14. 2026-06-01
    days on market $925,000 Active 117 DOM
15. 2026-05-31
    days on market $925,000 Active 116 DOM
16. 2026-05-30
    days on market $925,000 Active 115 DOM
17. 2026-02-27
    status Active 1360-char remark

    Show marketing remark (1360 chars)

    An exceptional investment opportunity in the Smoky Mountains—Splish Splash Lodge has consistently generated over $100,000 in annual rental income, making it one of the most profitable cabins in the Cosby area. Perfectly located just 20 minutes from Gatlinburg and away from heavy traffic, this property combines seclusion, accessibility, and strong income performance, making it a standout choice for investors looking to close before the end of the year and start earning immediately. This 5-bedroom, 4.5-bath luxury cabin spans over 4,000 sq. ft. and is thoughtfully designed to accommodate up to 30 guests, making it ideal for large families, reunions, or group retreats. The home showcases a beautiful balance of rustic mountain character and modern luxury, featuring massive living areas, soaring ceilings, and an open-concept design perfect for entertaining. The showpiece of this property is the heated indoor pool, surrounded by floor-to-ceiling windows that fill the space with natural light and offer scenic mountain views year-round. Built for both performance and enjoyment, this property combines high occupancy rates & premium amenities—a true gem for savvy investors expanding their STR portfolio. With its proven revenue track record and incredible guest appeal, Splish Splash Lodge offers immediate cash flow with room to grow.

18. 2026-02-26
    status Active 1715-char remark

    Show marketing remark (1715 chars)

    Splish Splash Lodge | 5BR Luxury Cabin with Indoor Pool & Theater | $100K+ Annual Rental Income Splish Splash Lodge offers a rare opportunity to own a high-performing luxury cabin in the Smoky Mountains—where peaceful surroundings meet exceptional income potential. Located just 20 minutes from Gatlinburg, this property enjoys a quieter, less-traveled setting away from heavy tourist traffic, yet remains close enough for guests to easily access top attractions, dining, hiking, and entertainment. Evenings here are especially memorable, with clear mountain skies and star-filled nights that guests truly appreciate. This impressive 5-bedroom, 4.5-bath luxury cabin spans over 4,000 square feet and has a proven track record of generating $100,000+ in annual rental income, placing it among the top-performing short-term rentals in the Cosby market. Designed to comfortably sleep up to 30 guests, the layout is ideal for large families, group retreats, and multi-generational stays. Inside, the cabin blends timeless mountain character with modern finishes, featuring expansive gathering spaces, soaring ceilings, and an open-concept design built for entertaining. The standout feature is the heated indoor pool, wrapped in floor-to-ceiling windows that flood the space with natural light and create year-round appeal regardless of season. Premium amenities, strong occupancy, and consistent demand make this property a smart addition to any short-term rental portfolio. With its established revenue history, tranquil location, and immediate cash-flow potential, Splish Splash Lodge represents an outstanding investment opportunity in one of East Tennessee's most sought-after mountain destinations.

19. 2026-02-12
    status Pending 1715-char remark

    Show marketing remark (1360 chars)

    An exceptional investment opportunity in the Smoky Mountains—Splish Splash Lodge has consistently generated over $100,000 in annual rental income, making it one of the most profitable cabins in the Cosby area. Perfectly located just 20 minutes from Gatlinburg and away from heavy traffic, this property combines seclusion, accessibility, and strong income performance, making it a standout choice for investors looking to close before the end of the year and start earning immediately. This 5-bedroom, 4.5-bath luxury cabin spans over 4,000 sq. ft. and is thoughtfully designed to accommodate up to 30 guests, making it ideal for large families, reunions, or group retreats. The home showcases a beautiful balance of rustic mountain character and modern luxury, featuring massive living areas, soaring ceilings, and an open-concept design perfect for entertaining. The showpiece of this property is the heated indoor pool, surrounded by floor-to-ceiling windows that fill the space with natural light and offer scenic mountain views year-round. Built for both performance and enjoyment, this property combines high occupancy rates & premium amenities—a true gem for savvy investors expanding their STR portfolio. With its proven revenue track record and incredible guest appeal, Splish Splash Lodge offers immediate cash flow with room to grow.

20. 2026-02-12
    historical Pending - Continue to Show - Inspection 1360-char remark

    Show marketing remark (1360 chars)

    An exceptional investment opportunity in the Smoky Mountains—Splish Splash Lodge has consistently generated over $100,000 in annual rental income, making it one of the most profitable cabins in the Cosby area. Perfectly located just 20 minutes from Gatlinburg and away from heavy traffic, this property combines seclusion, accessibility, and strong income performance, making it a standout choice for investors looking to close before the end of the year and start earning immediately. This 5-bedroom, 4.5-bath luxury cabin spans over 4,000 sq. ft. and is thoughtfully designed to accommodate up to 30 guests, making it ideal for large families, reunions, or group retreats. The home showcases a beautiful balance of rustic mountain character and modern luxury, featuring massive living areas, soaring ceilings, and an open-concept design perfect for entertaining. The showpiece of this property is the heated indoor pool, surrounded by floor-to-ceiling windows that fill the space with natural light and offer scenic mountain views year-round. Built for both performance and enjoyment, this property combines high occupancy rates & premium amenities—a true gem for savvy investors expanding their STR portfolio. With its proven revenue track record and incredible guest appeal, Splish Splash Lodge offers immediate cash flow with room to grow.

21. 2026-02-04
    listed $925,000 Active 1360-char remark

    Show marketing remark (1360 chars)

    An exceptional investment opportunity in the Smoky Mountains—Splish Splash Lodge has consistently generated over $100,000 in annual rental income, making it one of the most profitable cabins in the Cosby area. Perfectly located just 20 minutes from Gatlinburg and away from heavy traffic, this property combines seclusion, accessibility, and strong income performance, making it a standout choice for investors looking to close before the end of the year and start earning immediately. This 5-bedroom, 4.5-bath luxury cabin spans over 4,000 sq. ft. and is thoughtfully designed to accommodate up to 30 guests, making it ideal for large families, reunions, or group retreats. The home showcases a beautiful balance of rustic mountain character and modern luxury, featuring massive living areas, soaring ceilings, and an open-concept design perfect for entertaining. The showpiece of this property is the heated indoor pool, surrounded by floor-to-ceiling windows that fill the space with natural light and offer scenic mountain views year-round. Built for both performance and enjoyment, this property combines high occupancy rates & premium amenities—a true gem for savvy investors expanding their STR portfolio. With its proven revenue track record and incredible guest appeal, Splish Splash Lodge offers immediate cash flow with room to grow.

22. 2026-02-03
    listed $925,000 Active 1715-char remark

    Show marketing remark (1715 chars)

    Splish Splash Lodge | 5BR Luxury Cabin with Indoor Pool & Theater | $100K+ Annual Rental Income Splish Splash Lodge offers a rare opportunity to own a high-performing luxury cabin in the Smoky Mountains—where peaceful surroundings meet exceptional income potential. Located just 20 minutes from Gatlinburg, this property enjoys a quieter, less-traveled setting away from heavy tourist traffic, yet remains close enough for guests to easily access top attractions, dining, hiking, and entertainment. Evenings here are especially memorable, with clear mountain skies and star-filled nights that guests truly appreciate. This impressive 5-bedroom, 4.5-bath luxury cabin spans over 4,000 square feet and has a proven track record of generating $100,000+ in annual rental income, placing it among the top-performing short-term rentals in the Cosby market. Designed to comfortably sleep up to 30 guests, the layout is ideal for large families, group retreats, and multi-generational stays. Inside, the cabin blends timeless mountain character with modern finishes, featuring expansive gathering spaces, soaring ceilings, and an open-concept design built for entertaining. The standout feature is the heated indoor pool, wrapped in floor-to-ceiling windows that flood the space with natural light and create year-round appeal regardless of season. Premium amenities, strong occupancy, and consistent demand make this property a smart addition to any short-term rental portfolio. With its established revenue history, tranquil location, and immediate cash-flow potential, Splish Splash Lodge represents an outstanding investment opportunity in one of East Tennessee's most sought-after mountain destinations.

23. 2025-12-27
    historical
24. 2025-12-26
    historical
25. 2025-09-24
    status Active
26. 2025-09-24
    status Active
27. 2025-09-19
    status Active
28. 2025-06-30
    historical
29. 2025-04-10
    price $925,000
30. 2025-04-10
    price $925,000
31. 2024-11-22
    listed $930,000 Active
32. 2024-11-21
    listed $930,000 Active
33. 2021-11-04
    soldstatus $676,250
34. 2009-11-16
    soldstatus $194,250
35. 2009-05-08
    listed $261,500
36. 2009-05-08
    listed $261,500
37. 2009-05-06
    listed $324,900

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $6,568 · $547/mo
• Expected delta: +$3,934/yr (+$328/mo · 149.4%)

ⓘ 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 4/10 Moderate 9 d/yr ≥97°F today · 25 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $423,768
• − Mortgage interest: −$51,814
• − Property taxes: −$2,633
• − Insurance: −$4,625
• − Repairs & maintenance: −$33,901
• − Management: −$33,901
• − Depreciation: −$26,909
• Taxable income: $269,984
• Est. tax owed @ 24.0%: −$64,796
• After-tax cash flow: $204,513/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: Cocke County
• NCES district ID: 4700750
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $33,486
• Composite: 17.17/100
• National rank: #9109
• State rank: #112 of 139 in TN

Livability — Cosby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cosby, TN
• Population (ZIP): 7,430

Population outlook (Cocke County) Hauer SSP2

• Today (2025): 33,586 people
• By 2030: 32,394 · -3.5%
• By 2040: 29,727 · -11.5%
• By 2050: 27,075 · -19.4%
• By 2075: 22,590 · -32.7%
• By 2100: 19,643 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Native American 2%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 5% Romanian 1% Iranian 1%
• Foreign-born: 4% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cocke

• 2024 margin: Solid R (+68.2) · D 15.4% · R 83.7%
• 2008→2024 swing: -23.3pp toward R · 2008: -44.9pp · 2024: -68.2pp
• All cycles: 2024: R+68.2 2020: R+64.8 2016: R+64.5 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.12%
• Current HPI: 390.2959
• 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

+184.7% since first listed

21 events — show timeline

• 2026-02-27 Relisted — Knoxville MLS
• 2026-02-26 Relisted — GSMAR
• 2026-02-12 Pending — GSMAR
• 2026-02-12 Contingent — Knoxville MLS
• 2026-02-04 Listed $925,000 Knoxville MLS
• 2026-02-03 Listed $925,000 GSMAR
• 2025-12-27 Listing Removed — Knoxville MLS
• 2025-12-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-24 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-24 Relisted — Knoxville MLS
• 2025-09-19 Relisted — GSMAR
• 2025-06-30 Listing Removed — Knoxville MLS
• 2025-04-10 Price Changed $925,000 GSMAR
• 2025-04-10 Price Changed $925,000 Knoxville MLS
• 2024-11-22 Listed $930,000 Knoxville MLS
• 2024-11-21 Listed $930,000 GSMAR
• 2021-11-04 Sold (Public Records) $676,250 Public Records
• 2009-11-16 Sold (MLS) $194,250 Knoxville MLS
• 2009-05-08 Listed $261,500 Knoxville MLS
• 2009-05-08 Listed $261,500 Knoxville MLS
• 2009-05-06 Listed $324,900 Knoxville MLS

Property tax history

+4.3%/yr

Latest (2025): $2,633 · -0.5% YoY. Source: county tax records.