0 Sarvis Road - Lot 124 · Fairfield Glade, TN 38571

$85,000

1 bd · 1.0 ba · 444 sqft · Other · 49 Days on market

Built 2014 2,178 sqft lot $95/mo HOA · 8% of rent

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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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your turnkey retreat in Deer Run RV Park--a gated resort community designed for relaxation, recreation, and making memories. This well-maintained property features a 14x30 covered space housing a 24' Lance camper in great condition. The camper is equipped with a mini-split system for efficient heating and cooling, a slide-out for added interior space, and a thoughtfully designed layout that includes a refrigerator, microwave, and gas stove, plus ample storage throughout. Enjoy entertainment from the unique 180-degree swivel TV, perfect for flexible viewing in the living area or bedroom. An exterior slide-out kitchen option adds even more convenience for outdoor living. Step outside to a 10x30 covered area with a concrete pad, complete with ceiling fans, ideal for entertaining or unwinding after a day on the lake. The property is serviced with 50-amp electric, and also includes a 13x12 detached building--perfect for storage, a workshop, or even additional sleeping space with its own separate electrical panel and mini split unit for heating and cooling. Relax on the covered front porch, with plenty of room for a swing, and enjoy the neatly landscaped lot featuring an additional concrete pad for the included golf cart and two kayaks, everything you need to start enjoying right away. Bring your personal touches and settle into resort-style living with access to exceptional amenities, including a private lake, pavilion, tennis and basketball courts, swimming pool, playground, chapel, and clean bath facilities. Whether you're looking for a weekend escape or a seasonal getaway, this property is ready for you, your family, and friends to start enjoying immediately. (Buyer to verify all information before making an informed offer.)

Key facts

• Slide-out kitchen
• Mini-split system
• Covered space

Tags

• GATED RESORT COMMUNITY
• COVERED SPACE
• MINI-SPLIT SYSTEM
• SLIDE-OUT KITCHEN
• COVERED AREA
• DETACHED BUILDING

Property features AI

Finance

• Other: Living area measured at 444 square feet (agent measured)
• HOA & community: HOA with monthly fee of $95; Community pool; Playground; Gated community; HOA fee includes water and sewer

Exterior

• Parking: Carport (1 covered space); Total 1 parking space
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Residential property; Three or more levels; Entry level information not specified; Facing direction not specified
• Construction: Aluminum siding; Frame construction; Other construction materials; Year built: existing
• Exterior features: Patio; Covered porch; Porch; Level lot; Tennis court(s); Guest house; Storage

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 1 bedroom
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other heating; Other cooling; Has heating and cooling
• Interior features: Eat-in kitchen; Microwave; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.2% in Fairfield Glade — 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 61/100 on livability (#249 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 30% / reading 31% proficiency, ranked #59 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 114 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Cumberland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $85k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.37% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.1%
• Equity multiple: 3.58×
• Total profit: $61,451
• Equity at exit: $76,575

10-year hold

• IRR: 28.6%
• Equity multiple: 8.11×
• Total profit: $169,255
• Equity at exit: $165,136

Cash invested: $23,800 (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 38571

• Home prices YoY: 6.7%
• Active inventory: 216
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$95
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $237

Break-even live

Break-even rent $864

Max offer price $85,000

Occupancy floor 75%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: gaselectricpoolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 49 DOM
2. 2026-06-17
   days on market $85,000 Active 48 DOM
3. 2026-06-16
   days on market $85,000 Active 47 DOM
4. 2026-06-15
   days on market $85,000 Active 46 DOM
5. 2026-06-13
   days on market $85,000 Active 44 DOM
6. 2026-06-12
   days on market $85,000 Active 43 DOM
7. 2026-06-09
   days on market $85,000 Active 40 DOM
8. 2026-06-08
   days on market $85,000 Active 39 DOM
9. 2026-06-08
   days on market $85,000 Active 38 DOM
10. 2026-06-07
    days on market $85,000 Active 37 DOM
11. 2026-06-03
    days on market $85,000 Active 34 DOM
12. 2026-06-02
    days on market $85,000 Active 33 DOM
13. 2026-06-01
    days on market $85,000 Active 32 DOM
14. 2026-05-31
    days on market $85,000 Active 31 DOM
15. 2026-05-31
    price $85,000 Active 30 DOM
16. 2026-04-30
    listed $98,500 Active

    Show marketing remark (1769 chars)

    Welcome to your turnkey retreat in Deer Run RV Park--a gated resort community designed for relaxation, recreation, and making memories. This well-maintained property features a 14x30 covered space housing a 24' Lance camper in great condition. The camper is equipped with a mini-split system for efficient heating and cooling, a slide-out for added interior space, and a thoughtfully designed layout that includes a refrigerator, microwave, and gas stove, plus ample storage throughout. Enjoy entertainment from the unique 180-degree swivel TV, perfect for flexible viewing in the living area or bedroom. An exterior slide-out kitchen option adds even more convenience for outdoor living. Step outside to a 10x30 covered area with a concrete pad, complete with ceiling fans, ideal for entertaining or unwinding after a day on the lake. The property is serviced with 50-amp electric, and also includes a 13x12 detached building--perfect for storage, a workshop, or even additional sleeping space with its own separate electrical panel and mini split unit for heating and cooling. Relax on the covered front porch, with plenty of room for a swing, and enjoy the neatly landscaped lot featuring an additional concrete pad for the included golf cart and two kayaks, everything you need to start enjoying right away. Bring your personal touches and settle into resort-style living with access to exceptional amenities, including a private lake, pavilion, tennis and basketball courts, swimming pool, playground, chapel, and clean bath facilities. Whether you're looking for a weekend escape or a seasonal getaway, this property is ready for you, your family, and friends to start enjoying immediately. (Buyer to verify all information before making an informed offer.)

17. 2026-04-30
    listed $98,500 Active 1769-char remark

    Show marketing remark (1769 chars)

    Welcome to your turnkey retreat in Deer Run RV Park--a gated resort community designed for relaxation, recreation, and making memories. This well-maintained property features a 14x30 covered space housing a 24' Lance camper in great condition. The camper is equipped with a mini-split system for efficient heating and cooling, a slide-out for added interior space, and a thoughtfully designed layout that includes a refrigerator, microwave, and gas stove, plus ample storage throughout. Enjoy entertainment from the unique 180-degree swivel TV, perfect for flexible viewing in the living area or bedroom. An exterior slide-out kitchen option adds even more convenience for outdoor living. Step outside to a 10x30 covered area with a concrete pad, complete with ceiling fans, ideal for entertaining or unwinding after a day on the lake. The property is serviced with 50-amp electric, and also includes a 13x12 detached building--perfect for storage, a workshop, or even additional sleeping space with its own separate electrical panel and mini split unit for heating and cooling. Relax on the covered front porch, with plenty of room for a swing, and enjoy the neatly landscaped lot featuring an additional concrete pad for the included golf cart and two kayaks, everything you need to start enjoying right away. Bring your personal touches and settle into resort-style living with access to exceptional amenities, including a private lake, pavilion, tennis and basketball courts, swimming pool, playground, chapel, and clean bath facilities. Whether you're looking for a weekend escape or a seasonal getaway, this property is ready for you, your family, and friends to start enjoying immediately. (Buyer to verify all information before making an informed offer.)

18. 1989-10-13
    soldstatus $6,800

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,963
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − HOA: −$1,140
• − Depreciation: −$2,473
• Taxable income: $1,655
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,445/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: Cumberland County
• NCES district ID: 4700900
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $38,510
• Composite: 25.52/100
• National rank: #7438
• State rank: #59 of 139 in TN

Livability — Fairfield Glade

• Score: 61/100
• State rank: #249
• US rank: #17907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,270
• Population (ZIP): 14,573

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 61,344 people
• By 2030: 62,611 · +2.1%
• By 2040: 64,547 · +5.2%
• By 2050: 65,462 · +6.7%
• By 2075: 66,839 · +9.0%
• By 2100: 63,855 · +4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.8pp toward R · 2008: -37.1pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.1 2016: R+57.8 2012: R+49.1 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.02%
• Current HPI: 382.4479
• 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

+1348.5% since first listed

3 events — show timeline

• 2026-04-30 Listed $98,500 REALTRACS as Distributed by MLS Grid
• 2026-04-30 Listed $98,500 Knoxville MLS
• 1989-10-13 Sold (Public Records) $6,800 Public Records

Property tax history

+7.6%/yr

Latest (2025): $49 · +0.0% YoY. Source: county tax records.